COUNTY OF SAN MATEO PLANNING AND BUILDING DEPARTMENT

DATE: August 24, 2017 TO: North Fair Oaks Advisory Committee FROM: Joe LaClair, Planning Manager 650/363-1865 jlaclair@smcgov.org David Petrovich, Planning Staff 650/363-1869 dpetrovich@smcgov.org SUBJECT: Consideration of a draft comprehensive update of the County’s

Subdivision Regulations that: 1) incorporates amendments to the State Subdivision Map Act; 2) better implements County General Plan policies and the County’s Local Coastal Program; 3) integrates new subdivision types; and (4) clarifies, augments, and streamlines the subdivision ordinance and the subdivision application and review process to enhance their ease of use.

BACKGROUND The Planning and Building Department has completed a draft comprehensive update of the County Subdivision Regulations, which were last updated in 1992. Throughout 2016, Department Staff contacted and/or met with a range of internal and external stakeholders representing developers and builders, service districts, land managers, environmental interests, technical practitioners, development regulators, and the public at large, including presentations to the Agricultural Advisory Committee, Midcoast Community Council, Pescadero Municipal Advisory Council, and North Fair Oaks Community Council. This outreach effort generated dozens of comments, questions, and suggestions which staff has distilled into relevant changes to the Subdivision Regulations. This first public draft (Attachment #1) is offered for your review and comment. PROJECT DESCRIPTION This update would amend the County’s current Subdivision Regulations (Sub Regs) so they are consistent with the latest provisions of the State Subdivision Map Act (Map Act) as well as current Departmental practices and procedures. The amendments would modify existing terminology and provisions and add new ones to better implement the policies of the County General Plan and Local Coastal Program, create a process for determining the development potential of parcels proposed for subdivision, and address new types of subdivisions. The revised regulations would ultimately require an amendment to the County’s Local Coastal Program through the California Coastal Commission to be effective in the Coastal Zone, but it would not alter any adopted land use plans, zoning, or development-related policies.

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PROCESS This staff report summarizes the draft Sub Regs, including the revisions required by the Map Act and the stakeholder comments received, and how staff evaluated and incorporated them in specific ordinance changes. Staff is presenting this public draft to the, Midcoast Community Council, Pescadero Municipal Advisory Council, North Fair Oaks Community Council, and the Planning Commission for review and feedback in preparation for a public workshop with the Planning Commission followed by the formal legislative process leading to consideration of amendments by the Planning Commission and Board of Supervisors. The current timeline is as follows: Date/Timeframe Event August 8, 2017 Presentation to the Pescadero Municipal Advisory Council August 14, 2017 Presentation to the Agricultural Advisory Committee August 23, 2017 Presentation to the Midcoast Community Council August 24, 2017 Presentation to the North Fair Oaks Community Council September 27, 2017 Planning Commission Workshop October 2017 Planning Commission recommendation on final draft December 2017 Board of Supervisors consideration of final draft ordinance Amendments for Consistency with State Law Some proposed amendments are required to make the Sub Regs consistent with the 2017 version of the Map Act. Attachment #2 contains a table that lists 41 changes to the Map Act that have been adopted since 1992 that staff recommends for inclusion in the Sub Regs. The table pairs the section number of each Map Act change with the regulation section number(s) of where each amendment is proposed for incorporation into the Sub Regs. These amendments modify existing provisions for preparing and reviewing subdivision maps, required statements on final maps, extending expiration dates of approved maps, and performing lot mergers, among others; and also add new provisions for environmental subdivisions and converting mobile home parks to ownership. All these amendments (see the gray-highlighted italics text, ranging in length from single words to extensive passages, throughout the draft Sub Regs) have been carefully reviewed by County Counsel. Other amendments are needed to clarify existing definitions and add new definitions, reconcile outdated Sub Regs text with current land division application submittal requirements and processing procedures, and align Sub Regs text with current County Zoning Regulations where there are inconsistencies in meaning, terminology, or standards. These amendments (see the typically short passages of bold italics text throughout the draft Sub Regs) have also been extensively reviewed with County Counsel.

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Amendments to Implement Plans/Policies and Improve Processes Some proposed amendments are intended to better implement the current policies related to land development, resource conservation, and hazard avoidance contained in the County’s General Plan and Local Coastal Program. These amendments are primarily associated with the “development footprint” concept (see the extensive passages of bold italics text in Section 7010 of the draft Sub Regs). The development footprint proposal seeks to comprehensively “frontload” site development considerations that are typically only rudimentarily evaluated during subdivision review, governed by conditions of approval on a subdivision map, or not addressed until an application for a building permit is made. These considerations are site-specific and include existing conditions such as preservation or removal of trees or vegetation, wildlife habitat protection, avoidance of hazards such as steep/unstable slopes, fault traces, and flood prone areas, as well as proposed improvements such as utility corridors, driveways, and buildings. Detailed mapped and/or narrative information would become mandatory submittal requirements for use in consultation with County Staff on a preliminary subdivision layout prior to submittal of a formal subdivision application. Other proposed amendments provide much needed clarification to the existing Certificate of Compliance provisions (see the extensive passages of bold italics text in Section 7134 of the draft Sub Regs). These provisions govern how the legal status of existing parcels is determined or, if not legal, how they might be made legal. Clarifications include review criteria specific to a variety of parcel scenarios such as previously developed, lot line-adjusted, part of an approved subdivision map, previously merged, and merging a vacant parcel with a developed parcel. As a result, the process for legalizing a parcel is correctly based upon its ownership history and circumstances, while future development plans, if any, are not a valid consideration in that determination. Certificate of Compliance applicants may rightfully seek parcel legalization as an action independent of any development approvals they might also pursue. Staff is committed to ensure that the proposed amendments will be reviewed in an open and accessible public process. Responses to Advisory Committee/Community Council Comments from 2016 Agricultural Advisory Committee a. In general, subdividing agricultural lands can undermine efforts to preserve

land for crop production. This comment is a policy matter unable to be addressed by the Subdivision

Regulations, but could be addressed in the General Plan or Zoning Regulations. Although conditions of map approval can require agricultural, conservation, and/or open space easements, these are already provided for in the General Plan. Lot sizes are established in both zoning and General

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Plan policies that are intended to protect agricultural lands for agricultural use. These amendments would not affect those policies.

b. Clarify procedures for processing Type A and Type B Certificates of

Compliance (CoC). CoC Procedures have been clarified in the updated Subdivision Regulations

(see Section 7134). c. Utilize earlier GIS analyses of General Plan buildout. New and more accurate GIS analysis has been conducted on the

subdivision potential of existing parcels. This information was used to identify the types of subdivisions used to illustrate the development footprint concept.

d. Incorporate graphics to depict/clarify the effect of the changes on

agricultural subdivisions. The subdivision of agricultural land is addressed in the Zoning Regulations

through the calculation of density credits in the PAD, RM, and RM-CZ Zones. No General Plan policy or Zoning Regulation changes to agricultural lands, including how allowed density is calculated, are proposed; therefore, the updated Subdivision Regulations would not change how agricultural lands may be subdivided. One of the development footprint illustrative parcel types is RM zoned property subdivided by a parcel map. Regulation changes would require development footprint analysis for such minor subdivisions within the RM Zone, whereas no such analysis is currently required.

e. Provide a comparison of how subdividing occurs under the existing rules

and any changes under the proposed rules. As noted above, the process for subdividing land, the preparation,

evaluation, and recordation of subdivision maps, is rooted in the State Subdivision Map Act and the County’s regulations must remain consistent with that law. Since there have been no significant changes in process under state law, the proposed Sub Regs amendments do not affect the agricultural subdivision process. In addition, no policy (e.g., zoning or general plan) changes specific to agricultural lands are proposed and there would be no change in how zoning regulates agriculture; therefore, the updated Subdivision Regulations would not change how subdivisions of agricultural lands are considered.

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Midcoast Community Council f. Lot coverage calculation should not include hazardous or under-water

areas. This comment has been partially addressed by the “development footprint”

concept introduced into the updated Subdivision Regulations (see Section 7010). However, the proposed amendments do not exclude resource protection or hazard avoidance areas of lots from the determination of allowable floor area.

g. Location and boundaries of all hazards and sensitive habitat restricting

development should be included on the subdivision map. This comment has been addressed by the “development footprint” concept

introduced into the updated Subdivision Regulations (see Section 7010). h. Certificates of Compliance Type B process for approval in the coastal zone

should include analyzing and recording of development constraints and require maximizing consistency with Local Coastal Program resource protection policies.

The processing of Conditional Certificates of Compliance (Type B) already

includes analysis of applicable LCP policy and a condition requiring future development of the parcel to be consistent with it, including policies limiting development potential.

i. Building permits issued under Midcoast growth rate limits should be

addressed, such that no single subdivision is allowed to take all 40 permits in one year.

The allocation of building permits to approved subdivisions is not a function

of the Subdivision Regulations; therefore, this comment cannot be addressed in the update of those regulations. The LCP clearly describes how projects with more than 40 units should affect the allocation of building permits in subsequent years.

j. Traffic mitigation fees should include calculation of impact costs over the life

of the subdivision. The County has not adopted “traffic mitigation fees”. However, for large

subdivisions the County requires mitigation measures that address quantified traffic impacts.

l. Flag lots are recognized as bad planning so creation of new ones should be

avoided.

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In certain situations, flag lots may be the only viable way of furthering development allowed by the General Plan and Zoning Regulations.

m. Shared wells should not be allowed. This is a policy question beyond the scope of the Subdivision Regulations

update. The sharing of a single well among two or more properties constitutes a private water system. The PAD Zone prohibits such arrangements, but the RM and RM-CZ Zones do not. The County Department of Environmental Health administers the implementation and ongoing monitoring of shared wells.

n. The Substandard Lot Merger Program should move forward directly with

mandatory merger, due to the long delay since adoption in 2006 and the weak provisions of voluntary merger. Local Coastal Program buildout numbers already assume the corresponding reduction in buildable lots. Delay and circumvention thus increase unsustainable residential buildout numbers. Direct staff not to advise applicants how to circumvent the requirement.

The San Mateo County Board of Supervisors adopted a policy in 2006

authorizing staff to initiate a mandatory lot merger program, but the program is not yet in place. The Coastal Commission recommended such a program in the 2013 Midcoast LCP Update, finding that lot merger and retirement are appropriate ways to mitigate the significant adverse impact on the public’s ability to access public beaches and other visitor-serving coastal resources resulting from new development on the Midcoast. A lot retirement program requiring one-to-one retirement of development rights on existing lots in exchange for newly subdivided lots would have the effect of reducing development potential and lessen the effect of new development on the transportation network. Working with the Connect the Coastside consultant team, staff has identified potential donor sites as undeveloped legal parcels. Staff intends to pursue both the lot merger and lot retirement programs independently of the Subdivision Regulations update. Staff is tentatively scheduled to present an update of the 2006 resolution to the Board of Supervisors in September. This will enable staff to initiate the lot merger program this fall, and to finalize the lot retirement proposal for Planning Commission and Board of Supervisors consideration.

o. No new subdivisions should be approved in the Midcoast until coupled, at a

ratio of at least one-to-one, with a lot retirement program due to existing traffic conditions, cumulative impacts, and the Connect the Coastside conclusion that the transportation system cannot accommodate General Plan buildout. Retired donor sites should be legal, developable, residentially-zoned lots to ensure there would be no net increase in residential buildout.

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As noted above, staff is moving to implement a lot merger program and is finalizing a lot retirement proposal as part of the Connect the Coastside Program. Subdivision applications must be approved or denied based upon their own merits consistent with the applicable policies in effect at the time including LCP policies that allow ongoing subdivision of lands. Necessary mitigation measures are applied as appropriate in each case. Halting approval of all subdivisions as suggested would essentially be a moratorium without the legal basis for doing so.

North Fair Oaks Community Council p. Historic and other significant trees must be protected throughout the

subdivision process.

This comment has been addressed by the “development footprint” concept

introduced into the updated Subdivision Regulations (see Section 7010), and would be further addressed through amendments to the County’s tree ordinances.

q. Opportunities to create parks should be a priority.

The Subdivision Regulations already contain provisions for park land

dedication and payment of fees in lieu of dedication; these provisions would be retained. Making park creation a higher priority is a policy question beyond the scope of the Subdivision Regulations update, but the NFO Community Plan includes policies that prioritize creation of new parks and playgrounds. The Sub Regs are one way the County can advance implementation of these policies in large subdivision projects.

Pescadero Municipal Advisory Council r. Interest in the potential for a “large” housing development in the Pescadero

area (e.g., utilizing a 30-acre, centrally-located, vacant, agricultural parcel). Questions about potential projects on specific sites are not particularly

germane to the Subdivision Regulations update. As always, all proposed development would need to be consistent with the General Plan policies and Zoning Regulations in place at the time, and would need to comply with the Subdivision Regulations in place at the time if the project involves the division of land.

s. Interest in whether the proposed changes to the Subdivision Regulations

would make it easier or harder to do development (e.g., second units). Ease or difficulty in development is mostly a function of site characteristics,

zoning, and access to financing, rather than process provisions within

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subdivision regulations. Changes to the Subdivision Regulations would clarify the requirements for subdividing land. New second unit regulations have been separately adopted within the Zoning Regulations.

t. Inquiry about why simply subdividing land must also encompass such a

wide range of other considerations (e.g., septic systems). Subdividing land requires planning for the eventual development of the

property, including the provision of basic services for health and safety. u. Interest in whether the Local Coastal Program would be updated for

affordable housing. An amendment to the LCP would be needed in order for the updated

Subdivision Regulations to be effective within the Coastal Zone. Matters of affordable housing are beyond the scope of this update and are governed by zoning and general plan policies.

Advisory Committee/Community Council members are invited to share any additional comments they may have on updating the Subdivision Regulations and staff would include them in the next report to the Planning Commission. Other comments were received from other stakeholders including land managers, environmental groups, private practitioners, and County Staff. Comments called for greater clarity and consistency in the administration of subdivision regulations, more accommodation for public transit, more tree protection, enhanced capture and analysis of land-based data to support the subdivision review process, enforceable ways to achieve and protect the integrity of fire and emergency access in and out of subdivisions, and a balance between tree preservation and defensible space for fire prevention. ATTACHMENTS A. Public Draft of Updated San Mateo County Subdivision Regulations B. Required Updates to Sub Regs based upon Amendments to Map Act since 1992 C. Development Footprint Analyses In addition, staff will make a PowerPoint presentation at the meeting.

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Text Format Key for the Public Draft of Updated County Subdivision Regulations abc = existing text to remain abc = existing text proposed for deletion abc = proposed new text from or based upon State Map Act amendments since 1992 abc = proposed new text from all other sources (staff, stakeholders, etc.) JEL:DXP:aow – DXPBB0427.WAU.DOCX

Attachment A

SAN MATEO COUNTY ORDINANCE CODE

DIVISION VI: PLANNING

PART TWO: SUBDIVISION REGULATIONS

CHAPTER SUBJECT BEGINNING

SECTION PAGE NO.

CHAPTER 1 GENERAL PROVISIONS 7000 1.1 Article 1 General Provisions 7000 1.2 Article 2 Definitions 70098 1.6 CHAPTER 2 SUBDIVISION REQUIREMENTS 70109 2.1 Article 1 General Provisions 701009 2.3 Article 2 Requirements for Preparation, Submittal, and Staff

Review and Approval of a Development Footprint Analysis

701110 2.6

Article 23 Requirements for Review and Approval of Tentative Maps and Tentative Parcel Maps

701411 2.15

Article 34 Requirements for Review and Approval of Final Maps and Parcel Maps

7014 2.32

CHAPTER 3 DESIGN AND IMPROVEMENT REQUIREMENTS 7019 3.1 Article 1 General Provisions 7019 3.3

Article 2 Subdivision Design and Layout 7020 3.3

Article 3 Roads and Streets 7022 3.9

Article 4 Water Supply 7024 3.16

Article 5 Fire Protection 7025 3.18

Article 6 Storm Drainage 7026 3.20

Article 7 Sewage Disposal 7027 3.19

Article 8 Utilities 7028 3.22

Article 9 Survey Monuments 7029 3.24

Article 10 Other Improvements 7030 3.25

Article 11 Improvement Plans and Agreements 7031 3.25

Article 12 Improvement Construction, Inspection and Acceptance 7034 3.33 CHAPTER 4 EXACTIONS 7037 4.1 Article 1 General Provisions 7037 4.5

Article 2 Roads, Streets and Other Public Rights-of-Way 7038 4.5

Article 3 Transit Facilities 7042 4.8

Article 4 Bikeways 7046 4.9

Article 5 Public Facilities 7050 4.10

Article 6 Park and Recreation Facilities 7053 4.11

Article 7 Access to Ocean Shoreline 7058 4.15

Article 8 Access to Bay Shoreline or Publicly Owned Lakes and

Reservoirs

7062 4.20

Article 9 Agriculture Protection in the Planned Agricultural District 7066 4.22

Article 10 Open Space Preservation in the Resource

Management/Coastal Zone District

7070 4.25

Article 11 School Sites 7074 4.26

Article 12 Supplemental Improvement Capacity 7078 4.28

Article 13 Storm Drainage and Sanitary Sewer Facilities 7082 4.31

Article 14 Bridges and Major Thoroughfares 7086 4.34

Article 15 Groundwater Recharge Facilities 7090 4.38

CHAPTER 5 EXCEPTIONS 7094 5.1 Article 1 General Provisions 7094 5.2 Article 2 Application Procedure for Exception 7095 5.2 Article 3 Approval of Request for Exception; Findings 7096 5.3 CHAPTER 6 VESTING TENTATIVE MAPS 7098 6.1 Article 1 General Provisions 7098 6.2

Article 2 Rights Conferred by Vesting Tentative Maps 7099 6.2

Article 3 Requirements for Vesting Tentative Maps 7101 6.4

Article 4 Time Limits on Rights Conferred by Vesting Tentative

Maps

7104 6.5

Article 5 Amendment of Vesting Tentative Maps; Special Approvals 7106 6.6

CHAPTER 7 CONVERSION TO CONDOMINIUMS 7108 7.1 Article 1 General Provisions 7108 7.2 Article 2 Conversion Prohibited 7109 7.2 CHAPTER 8 REVERSIONS TO ACREAGE 7110 8.1 Article 1 General Provisions 7110 8.2 Article 2 Requirements for Reversions to Acreage 7111 8.2 Article 3 Alternative Reversion Procedures 7114 8.5 CHAPTER 9 PARCEL MERGERS 7116 9.1 Article 1 General Provisions 7116 9.2

Article 2 Requirements for Parcel Mergers After July 1, 1984 7118 9.2

Article 3 Unmerger of Parcels 7120 9.6

Article 4 Voluntary Mergers 7123 9.9 CHAPTER 10 LOT LINE ADJUSTMENTS 7124 10.1 Article 1 General Provisions 7124 10.2

Article 2 Requirements for Lot Line Adjustments 7125 10.2

Article 3 Procedure and Criteria for Action on Lot Line Adjustment

Application

7127 10.5

CHAPTER 11 ENFORCEMENT AND REMEDIES 7129 11.1 Article 1 General Provisions 7129 11.2

Article 2 Prohibition, Enforcement and Penalty 7130 11.2

Article 3 Certificates of Compliance and Other Remedies 7133 11.5

COUNTY OF SAN MATEO

SUBDIVISION REGULATIONS

ADOPTED BY THE

SAN MATEO COUNTY BOARD OF SUPERVISORS

January 14, 1992

ENVIRONMENTAL SERVICES AGENCY PLANNING AND BUILDING DIVISION DEPARTMENT

SAN MATEO COUNTY, CALIFORNIA abc = existing text to remain abc = existing text proposed for deletion abc = proposed new text from or based upon State Subdivision Map Act amendments since 1992 abc = proposed new text from all other sources (staff, stakeholders, etc.)

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CHAPTER 1

GENERAL PROVISIONS ARTICLE 1 - GENERAL PROVISIONS SECTION 7000. AUTHORITY AND CITATION SECTION 7001. PURPOSE SECTION 7002 APPLICABILITY SECTION 7003. EXCLUSIONS SECTION 7004. CONFORMITY WITH OTHER COUNTY

PLANS AND ORDINANCES SECTION 7005. CONSIDERATION OF REGIONAL HOUSING

NEEDS SECTION 7006. TIME LIMIT FOR ACTION AGAINST

COUNTY; JUDICIAL REVIEW SECTION 70076. SEVERABILITY SECTION 70087. DESIGNATION OF ADVISORY AGENCY ARTICLE 2 - DEFINITIONS SECTION 70098. DEFINITIONS

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ARTICLE 1. GENERAL PROVISIONS SECTION 7000. AUTHORITY AND CITATION The County Subdivision Regulations are adopted to supplement and implement the Subdivision Map Act, Section 66410, et seq., of the Government Code of the State of California (hereafter “Map Act”), and may be cited as the Subdivision Regulations of the County of San Mateo. SECTION 7001. PURPOSE It is the purpose of the County Subdivision Regulations to regulate and control the division of land, the movement of property lines between parcels, the removal of parcel property lines, and the determination of parcel legality within the unincorporated territory of San Mateo County. In addition, through these Subdivision Regulations it is the County’s intention: 1. To protect and preserve the public health, safety, and general welfare, to

facilitate orderly growth and development, and protect natural resources. 2. To provide for the regulation and control of the design and improvement of

subdivisions and the dedication of such improvements for public purposes in order to ensure the provision of adequate traffic circulation, utilities and services, and other infrastructure.

3. To protect the public and individuals from potential fraud and exploitation

resulting from the improper division of real property. 4. To implement the goals and policies of the County General Plan, Local Coastal

Program, and adopted area plans. SECTION 7002. APPLICABILITY The requirements set forth in the Subdivision Regulations apply to all or parts of subdivisions within the unincorporated territory of the County of San Mateo. Every person, firm, corporation, partnership, or association seeking to subdivide land within the unincorporated territory of San Mateo County will be is subject to the provisions of these Subdivision Regulations, except as provided in Section 7003, below. SECTION 7003. EXCLUSIONS The County Subdivision Regulations do not apply to any of the following: 1. The financing or leasing of apartments, offices, stores or similar space within

apartment buildings, industrial buildings, commercial buildings, mobilehome

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parks, or trailer parks. 2. The financing or leasing of existing separate commercial or industrial buildings

on a single parcel. 3. The financing or leasing of any parcel of land, or any portion thereof, in

conjunction with the construction of commercial or industrial buildings on a single parcel, unless the project is not subject to review under any other provisions of the County Ordinance Code regulating site design and improvement.

4. The construction, financing or leasing of a second unit, authorized pursuant to

Chapter 22.5 of the County Zoning Regulations, but the Subdivision Regulations do apply to the sale or transfer, but not leasing, of such units where the sale or transfer does not include the entire site upon which the second unit is located. For purposes of this section, “second unit” includes, but is not limited to, a “granny unit” as defined in State Government Code Section 65852.1.

5. Mineral, oil, or gas leases. 6. The leasing of, or the granting of an easement to, a parcel of land, or any portion

or portions thereof, in conjunction with the financing, erection, and sale or lease of a wind-powered electrical generation device on the land, if the project is subject to discretionary action by the Advisory Agency or legislative body.

7. Leases of agriculturally zoned land to nonprofit organizations for the purpose of

operating an agricultural labor housing project on the property if all of the following conditions apply:

a. The property to be leased shall not be more than five acres. b. The lease shall be for not less than 30 years. c. The lease shall be executed prior to January 1, 2017. 78. Land dedicated for cemetery purposes under the Health and Safety Code of the

State of California. 89. Boundary line or exchange agreements to which the State Lands Commission or

a local agency holding a trust grant of tide and submerged lands is a party. 910. A division creating four (4) or fewer parcels for construction of removable

commercial buildings having a floor area of less than one hundred (100) square feet.

1011. Any separate assessment under Section 2188.7 of the Revenue and Taxation

Code.

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1112. Unless a parcel or final map was approved by the Board of Supervisors, the conversion of a community apartment project, as defined in Section 11004 of the Business and Professions Code, to a condominium, as defined in Section 783 of the Civil Code, but only if all of the following requirements are met:

a. At least seventy five (75) percent of the units in the project were occupied

by record owners of the project on March 31, 1982. b. A final or parcel map of the project was properly recorded, if the property

was subdivided, as defined in Section 70098, after January 1, 1964, with all of the conditions of that map remaining in effect after the conversion.

c. The County certifies that the above requirements were satisfied. 1213. Unless a parcel or final map was approved by the Board of Supervisors, the

conversion of a stock cooperative, as defined in Section 11003.2 of the Business and Professions Code, to a condominium, as defined in Section 783 of the Civil Code, but only if all of the following requirements are met:

a. At least fifty one (51) percent of the units in the cooperative were

occupied by stockholders of the cooperative on January 1, 1981, or individually owned by stockholders of the cooperative on January 1, 1981. As used in this paragraph, a cooperative unit is “individually owned” if and only if the stockholder of that unit owns or partially owns an interest in no more than one unit in the cooperative.

b. No more than twenty five (25) percent of the shares of the cooperative

were owned by any one person, as defined in Section 17, including an incorporator or director of the cooperative, on January 1, 1981.

c. A person renting a unit in a cooperative shall be entitled at the time of

conversion to all tenant rights in State or local law, including, but not limited to, rights respecting first refusal, notice, and displacement and relocation benefits.

d. The County certifies that the above requirements were satisfied. SECTION 7004. CONFORMITY WITH OTHER COUNTY PLANS AND ORDINANCES Nothing contained in the Subdivision Regulations relieves any person from the requirement to comply with any other ordinance of the County. The provisions of these regulations shall supplement and facilitate the County Zoning and Building Regulations. SECTION 7005. CONSIDERATION OF REGIONAL HOUSING NEEDS In carrying out the provisions of the Subdivision Regulations, the County shall consider

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the effect of actions taken pursuant to these regulations on the housing needs of the region and balance these needs against the public service needs of residents and available fiscal and environmental resources the housing needs in the County as expressed in the Housing Chapter of the County’s General Plan. When considering allocation of scarce resources such as potable water supply or sanitary sewer service, priority shall be given to projects containing affordable housing. SECTION 7006. TIME LIMIT FOR ACTION AGAINST COUNTY; JUDICIAL REVIEW Any action or proceeding to attack, review, set aside, void or annul the decision or proceedings of the County concerning a subdivision, or to determine the reasonableness, legality or validity of any condition attached to approval of a subdivision, must be commenced and service of summons effective within ninety (90) days after the date of such decision. Thereafter all persons are barred from any such action. SECTION 70076. SEVERABILITY The provisions of the Subdivision Regulations are severable. If any section, subsection, sentence, clause or phrase of these regulations is for any reason held to be invalid, the decision will not affect the remaining portions of the regulations. SECTION 70087. DESIGNATION OF ADVISORY AGENCY 1. Planning Commission The Planning Commission is hereby designated as the Advisory Agency for all

discretionary decisions under the Subdivision Regulations, except those delegated to the Planning Community Development Director or Board of Supervisors, as specified in Sections 70087.2 and 3, below. The Planning Commission shall have the power to:

a. Approve, conditionally approve or disapprove all major subdivisions. b. Approve, conditionally approve or disapprove minor subdivisions when: (1) Located within a scenic corridor or agricultural preserve; (2) An Environmental Impact Report (EIR) is required; and (3) Other permits requiring Planning Commission action are involved. c. Approve, conditionally approve, or disapprove, for subdivisions specified

in (a) and (b), above: (1) vesting maps; (2) extensions; and (3) exceptions to design, improvement and exaction requirements.

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2. Planning Community Development Director a. The Planning Community Development Director is hereby designated as

the Advisory Agency for certain decisions under the Subdivision Regulations as specified herein. The Planning Community Development Director shall have the power to approve, conditionally approve or disapprove:

(1) All minor subdivisions, except those specified in Section 70087.1b,

above. (2) For subdivisions specified in (1), above: (a) vesting tentative parcel

maps; (b) extensions; and (c) exceptions to design, improvement and exaction requirements.

(3) Voluntary Parcel Mergers and Unmergers, Lot Line Adjustments

and Certificates of Compliance in accordance with Chapters 9, 10 and 11, respectively.

b. The Planning Community Development Director is also authorized to

initiate Parcel Mergers and Notices of Violation on behalf of the County in accordance with Chapters 9 and 11, respectively.

c. The Planning Community Development Director may refer any action

he/she is authorized to take under this in sSection 7007.2 to the Planning Commission for action if it includes a related permit request for which the Planning Commission has discretionary authority, or in his/her opinion, it is in the public interest to refer the action.

d. Pursuant to Section 6104 of the County Zoning Regulations, the Planning

Community Development Director is also the Zoning Administrator, who may appoint in writing an assistant to act as the Zoning Hearing Officer, who may exercise all of the powers of the Zoning Administrator. Such powers include those delegated to the Planning Community Development Director, as specified in Section 7008.2, above.

3. Board of Supervisors The Board of Supervisors shall have the power to approve, conditionally approve

or disapprove Reversions to Acreage in accordance with Chapter 8. ARTICLE 2. DEFINITIONS SECTION 70098. DEFINITIONS

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1. Advisory Agency A designated official or an official body charged with making investigations and

reports on the design and improvements of proposed subdivisions of real property, imposing requirements or conditions thereon, and having the authority to approve, conditionally approve, or disapprove subdivision maps. The Advisory Agency for San Mateo County is the Board of Supervisors, Planning Commission or the Planning Community Development Director, as set forth in Section 70087 of the Subdivision Regulations.

2. Affordable Housing Housing with a contract price or rent which is affordable by very low, lower, or

moderate income households; income levels area as established at periodic intervals by resolution of the Board of Supervisors.

43. Agricultural and Floricultural Non-Residential Accessory Structures and Uses Uses and structures including barns, storage/equipment sheds, enclosures for

farm animals, water wells and covers, pump houses, water storage tanks, water improvements, water pollution control facilities for agricultural purposes and other similar uses determined to be appropriate by the Planning Community Development Director.

34. Agricultural and Floricultural Uses Activities including the cultivation of plants for food and fiber; livestock pasturing,

grazing and growing; the cultivation of plants and flowers for ornamental purposes; and other similar uses determined to be appropriate by the Planning Community Development Director.

5. Alley A public or private street primarily designed to serve as secondary access to the

side or rear of properties whose principal frontage is on another street. 6. Appeal Board A designated board or other official body charged with the duty of hearing and

making determinations upon appeals with respect to divisions of real property, the imposition of requirements or conditions thereon, or the kinds, nature and extent of the design or improvements, or both, recommended or decided to be required by the Advisory Agency or official. For San Mateo County, the Planning Commission serves as the Appeal Board for determinations or decisions made by the Planning Community Development Director or Zoning Administrator; the

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Board of Supervisors serves as the Appeal Board for determinations or decisions made by the Planning Commission.

7. Area Plan A policy document that guides decisions about the physical development of a

specific community or district. Area plans are also known as community or neighborhood plans and are considered to be part of the General Plan.

8. Arm’s Length Transaction A transfer of real property characterized by all the following:

a. sale price at fair market value;

b. transfer to someone other than a close relative (by blood or marriage) or a business associate;

c. no retention of control or financial interest by the seller;

d. all parties clearly act in their own self-interest and are not subject to

pressure or duress from another party; and

e. generally, a transfer not a part of or related to any conspiracy to evade the Subdivision Map Act.

89. Bikeway A pathway designed to be used by bicycle riders. 910. Block A unit of land bounded by streets or by a combination of streets and public land,

railroad right-of-way, waterways or any other barrier to the continuity to development.

1011. Board of Supervisors The Board of Supervisors of the County of San Mateo. As the County’s

legislative body, the Board of Supervisors has final authority on the appeal of any subdivision decision for the unincorporated area.

1112. Bridge A structure spanning and providing passage over a waterway, railway, freeway or

canyon.

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1213. CEQA The California Environmental Quality Act of 1970 (Public Resources Code

Section 21000 et seq.) and the Guidelines for the Implementation of CEQA (Administrative Code Section 15000 et seq.) as they have been or may subsequently be amended, including all amendments thereto.

1314. Certificate of Compliance A written statement, issued by the County upon request of a property owner or

vendee, stating that a parcel of real property complies with the provisions of the Map Act and the County Subdivision Regulations. A conditional certificate of compliance may be issued subject to the fulfillment of conditions necessary to bring the property into compliance with the Map Act. A recorded final map or parcel map constitutes a certificate of compliance.

1415. Coastal Resources Natural features found in the Coastal Zone, including, but not limited to, sensitive

habitats, agricultural land, coastal viewsheds, and shoreline access areas. Sensitive habitats include wetlands, riparian (or stream) corridors, and endangered species.

1516. Coastal Zone A statutorily defined area extending inland from the Pacific Ocean. The Coastal

Zone is subject to a set of locally administered coastal protective regulations known collectively as the Local Coastal Program (LCP).

1617. Community Apartment Project A common interest development in which an undivided interest in land is coupled

with the right of exclusive occupancy of any apartment located thereon. 1818. Common Open Space Land within or related to a development, which is not individually owned or

dedicated for public use, but is designed and intended for the common use and enjoyment of the residents of the development and may include complementary structures and improvements.

6919. Planning Community Development Director The Director of the Planning and Building Division of the County Department of

Environmental Management the County of San Mateo. The Planning Community Development Director is also the Secretary of the Planning

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Commission and the Zoning Administrator and, in the absence of an appointee, the Zoning Hearing Officer. The Planning Community Development Director is responsible for the administration and enforcement of the subdivision regulations, and is empowered to hear and decide on certain matters related to subdivisions, as specified in Section 7008.

1720. Condominium Project A development consisting of condominiums. As defined in Section 1351(f) of the

State Civil Code, a condominium consists of an undivided interest in common in a portion of real property together with a separate interest in space called a unit, the boundaries of which are described on a recorded final map, parcel map, or condominium plan in sufficient detail to locate all boundaries thereof. A condominium may include, in addition, a separate interest in other portions of the real property.

19. Construction Design, acquisition of right-of-way, administration of construction contracts, and

actual construction. 2021. Conversion A proposed change in the ownership interest of a parcel or parcels of land,

together with the existing or added structures, from that established to the type of ownership interest defined as community apartments, stock cooperative or condominiums.

22. Corner Lot A lot with frontage along at least two (2) intersecting streets or along a

curved street where the overall arc of the curve between the lot’s two side lot lines is defined by an angle of not more than 135 degrees.

2123. County Counsel A representative of the Office of the San Mateo County Counsel who provides

advice on civil matters to the Planning Division and Building Department, acts as counsel to the advisory and decision-making bodies, and approves as to form any legal documents related to subdivisions.

2224. Cul-De-Sac A local street segment which has only one outlet with the other end designed to

safely accommodate the turning around of vehicles.

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2325. Curb A vertical, or sloping, or flat edge of a paved roadway. 2426. Day Any reference to day or days within this document means calendar days as

opposed to working days unless specifically stated otherwise. 2527. Dedication The transfer of land or an interest in land by its owner to public ownership, to be

used for a public purpose. 2628. Density The level of development permitted per unit of land area, usually expressed as

the number of dwelling units per acre. The General Plan and Zoning Regulations establish maximum development densities for unincorporated areas of the County. In the rural areas of the Coastal Zone which are zoned Planned Agricultural, Resource Management/Coastal Zone, or Timberland Preserve/Coastal Zone, the maximum density of development for non-agricultural uses is based on water consumption as specified in Policy 1.8 of the Local Coastal Program.

2729. Density Analysis or Density Certification An analysis of the physical and environmental constraints of a parcel in order to

determine its maximum development density in accordance with the variable zoning techniques established for certain zoning districts, as set forth in the County Zoning Regulations.

2830. Design “Design” means: (1) street alignments, grades and widths; (2) drainage and

sanitary facilities and utilities, including alignments and grades; (3) location and size of all required easements and rights-of-way; (4) fire roads and fire breaks; (5) parcel size and configuration; (6) traffic access; (7) grading; (8) land to be dedicated for park or recreational purposes; (9) other specific physical requirements in the plan and configuration of the entire subdivision as may be necessary to ensure consistency with, or implementation of, the General Plan or any applicable area or specific plan.

31. Developable Area The buildable portion(s) of a proposed or approved lot,

including access roads, utility corridors and easements, and driveways as

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depicted on a subdivision map, within which all future development is intended to be located.

2932. Development The uses to which the land which is the subject of a map shall be put, the

buildings to be constructed on it, and all alterations of the land and construction incident thereto. Within the Coastal Zone, “development” shall be defined as set forth in Policy 1.2 of the County’s Local Coastal Program.

33. Double Frontage Lot A lot which has two frontages that are not contiguous to one another. A

corner lot is not a double frontage parcel because its frontages are contiguous to one another.

3134. Drainage System The system through which surface or groundwater is removed from land

consisting of all drains and culverts, watercourses, water bodies, and wetlands. The drains, pipes, culverts, watercourses, water bodies, wetlands, and

other improvements or features by which surface or groundwater is collected, detained, conveyed, and removed from land.

3235. Driveway A paved or unpaved area used for vehicular ingress and egress from a street to a

building or other structure or facility. 3336. Easement A non-possessory interest in or right over the land of another. 3437. Elevation A vertical distance above or below a fixed reference level datum point. 3538. Engineer A civil engineer licensed to practice in the State of California. 3639. County Environmental Health Officer The Director of the Environmental Health Division of the County Department of

Health Services or designated representative.

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3740. Environmental Impact Report (EIR) A detailed report prepared pursuant to the California Environmental Quality Act

(CEQA), setting forth the environmental effects and considerations pertaining to a project and discussing ways to mitigate or avoid the adverse effects.

A detailed report prepared pursuant to the California Environmental Quality Act (CEQA) that identifies and analyzes the types of impacts a project could have upon the environment, offers ways to avoid or mitigate the significant adverse impacts, describes and analyzes alternatives to such a project, and includes public comments received on the project.

41. Environmental Subdivision A subdivision created for the perpetual maintenance of the property as a

biotic and/or wildlife habitat. 3842. Exaction A contribution of property, improvements, or cash funds required of a developer

as a condition of receiving subdivision approval. 3943. Farm Labor Housing Dwelling units intended to house persons or families, at least one (1) of whom

derives substantial primary income from employment in an agricultural or floricultural operation.

4044. Final Map A map showing a major subdivision as required by and prepared in accordance

with the County Subdivision Regulations and the Subdivision Map Act, which is based upon an accurate or and detailed survey of the property.

4145. County Fire Department The contracted services of the California Department of Forestry and Fire

Protection (CDF/County Fire) to provide structural fire protection and general rescue services in the unincorporated areas of the County that are not served by fire protection districts or city fire departments.

4246. Fire Protection Agencies Agencies that provide fire protection services including but not limited to the

County Fire Department, fire departments of incorporated cities, and/or special districts established for provision of fire protection services.

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4347. Fire Protection District An entity, organized pursuant to Health and Safety Code Sections 13801-13885,

that is responsible for providing fire protection within a specific geographic area. 4448. County Fire Warden The ranger in charge of San Mateo-Santa Cruz Ranger Unit of the California

Department of Forestry and Fire Protection (CDF/County Fire), or authorized representative thereof, so long as there shall be in effect an agreement for the State to provide fire protection services to the County. The County Fire Warden shall serve and be known as the San Mateo County Fire Chief.

49. Flag Lot A flag-shaped lot where the bulk of the property (the “flag” portion of the

lot) lies at the back end of a narrow strip of land (the “pole” portion of the lot). The short dimension of the pole fronts along a public or private roadway where vehicular (and possibly utility) access to the lot is obtained. The pole serves as the lot’s sole on-site vehicular access corridor to an otherwise landlocked flag portion. The flag is the area where existing and/or future development is located. Since both the pole and the flag can contain driveway(s) and utility(s), both are “developable areas” of the lot, as defined herein.

4550. Frontage The property line or lines of a parcel abutting a public or private street, but not

an alley. In the case of a corner parcel, if only one property line of a corner parcel abutting a street can be designated as the frontage without creating a non-conforming parcel with respect to frontage, width and depth, then that property line shall be deemed the frontage. If more than one property line of a corner parcel abutting a street can be designated as the frontage without creating a non-conforming parcel, then any of such property lines may be deemed the frontage. In determining whether a parcel is non-conforming with regard to width and depth, the parcel width and depth shall not include any access easements.

4651. General Plan The General Plan of the County of San Mateo, and all adopted area plans,

elements, and amendments thereto. 4752. Grade The degree of rise or descent of a sloping surface expressed in percent of grade

as determined by the rise in vertical height divided by the horizontal distance.

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The slope of the surface of a landform expressed in percent as determined by the measured rise or fall in elevation over a specific horizontal distance divided by that horizontal distance.

a. Finished Grade The final elevation of the ground surface after development. b. Natural Grade The elevation of the ground surface in its natural state, before man-made

alterations. 4853. Grading Any stripping, cutting, filling, stockpiling of earth or land, including the land in its

cut or filled condition. 4954. Gutter A shallow channel usually set along a curb or the edge of roadway pavement

whose purpose is to catch and carry collect and convey surface runoff water. 50. Illegal Parcel Any parcel which is not a “legal parcel” as defined in this section. 5155. Improvement a. “Improvement” refers to any street work and utilities to be installed, or

agreed to be installed, by the subdivider on the land to be used for public or private streets, highways, and easements, which are necessary for the general use of the parcel owners in the subdivision and for controlling local neighborhood traffic and drainage. Improvements are to be installed, or agreed to be installed, as a condition precedent to the approval and acceptance of a final map or the filing for record of a parcel map.

b. “Improvement” also refers to any other specific improvements or types of

improvements, the installation of which, either by the subdivider, by public agencies, by private utilities, by any other entity approved by the County, or by a combination of the above, is necessary to ensure consistency with, or implementation of, the General Plan or any applicable area or specific plan.

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5256. Lateral Access A strip of land running along the shoreline parallel to the water and immediately

inland from the mean high tide line. Lateral access may include a beach, where contact with the water’s edge is possible, or a bluff, where only visual access is afforded. Lateral access areas may also be referred to as “shoreline destinations.”

5357. Legal Parcel A parcel created by (1) a subdivision approved by the County, (2) a land division

which was exempt from subdivision regulations, (3) a land division predating the County’s authority over subdivision, July 20, 1945, provided the parcel in question has subsequently remained intact, or (42) other means subsequently legalized by the recording of a Certificate of Compliance or a Conditional Certificate of Compliance and fulfillment of all conditions therein., or (5) other means but subsequently developed with a “principal use,” as defined in this section, for which a valid building permit was issued. The term “legal parcel” relates to how the parcel was created and not to title or ownership status.

5458. Local Coastal Program (LCP) A set of policies and regulations administered by the County in accordance with

and in furtherance of the California Coastal Act. 5559. Lot A designated parcel or portion piece of land legally established and separated

from all other parcels or portions of land as established by the result of a County approved and recorded final, or parcel map, or record of survey map or by metes and bounds; and which is intended to be sold, leased, or used separately independently from other parcels lots.

5660. Lot Line Adjustment A shift, rotation, or movement of an existing line between two or more adjacent

parcels, where the land taken from one parcel is added to an adjacent parcel and where the adjustment does not result in a greater number of parcels than originally existed.

A shift, rotation, or other movement of an existing property line between

two or more contiguous parcels, where the land area subtracted from one or more parcels is added to one or more adjoining parcels with no resulting change in the number of parcels or amount of acreage existing prior to the adjustment. A lot line adjustment is not a mechanism for subdividing or merging parcels.

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5761. Major Subdivision

a. All divisions of land that result in the creation of five (5) or more parcels, five (5) or more condominiums as defined in Section 783 of the Civil Code, or a community apartment project containing five (5) or more parcels, or the conversion of a dwelling to a stock cooperative containing five (5) or more dwelling units, except where:

(1) The land before subdivision contains less than five (5) acres, each

parcel created by the subdivision abuts upon a maintained public street or highway, and no dedications or improvements are required by the Board of Supervisors;

(2) Each parcel created by the subdivision has a gross area of twenty

(20) acres or more and has approved access to a maintained public street or highway;

(3) The land consists of a parcel or parcels of land with approved

access to a public street or highway, which is part of a tract of land zoned for industrial or commercial development, and has the approval of the Board of Supervisors as to street alignments and widths; and

(4) Each parcel created by the subdivision has a gross area of not less

than forty (40) acres or is not less than a quarter (1/4) of a quarter (1/4) section.

b. Regardless of the number of parcels created through land division, those

subdivisions described in (1) through (4), above, are considered to be minor subdivisions as defined in this section.

5862. Major Thoroughfare Those streets identified as “arterials” in the Transportation Chapter of the

General Plan, whose primary purpose is carrying through traffic and providing a network connecting to the State highway system.

59. Map Act The Subdivision Map Act of the State of California, commencing with

Government Code Section 66410 et seq. 6063. Merger The joining of two or more contiguous parcels of land under one ownership into

one parcel.

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6164. Minor Subdivision

a. All divisions of land that result in the creation of four (4) or fewer parcels, four (4) or fewer condominiums as defined in Section 783 of the Civil Code, or a community apartment project containing four (4) or fewer parcels, or the conversion of a dwelling to a stock cooperative containing four (4) or fewer dwelling units.

b. All divisions of land no matter how many parcels are created, which meet

the following requirements:

(1) The land before subdivision contains less than five (5) acres, each parcel created by the subdivision abuts upon a maintained public street or highway, and no dedications or improvements are required by the legislative body;

(2) Each parcel created by the subdivision has a gross area of twenty

(20) acres or more and has approved access to a maintained public street or highway;

(3) The land consists of a parcel or parcels of land with approved

access to a public street or highway, which is part of a tract of land zoned for industrial or commercial development, and has the approval of the Board of Supervisors as to street alignments and widths; or

(4) Each parcel created by the subdivision has a gross area of not less

than forty (40) acres or is not less than a quarter (1/4) of a quarter (1/4) section.

6265. Off-Site Or Off-Tract Not located on the subject property that is the subject of the a proposed or an

approved subdivision map application nor on a contiguous portion of a street or right-of-way.

63. Off-Street Parking A temporary storage area for a motor vehicle that is directly accessible to an

access aisle, and which is not located within a public or private street right-of-way.

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66. Omitted Parcel A five (5) or more acre portion of a parent parcel the boundaries of which

are not necessarily depicted on a subdivision map, which remains undivided, and is not included as part of a subdivision for the purpose of sale, lease, or financing.

6467. Parcel A contiguous discrete quantity of land, described by metes and bounds, in the

possession of, or owned by, under title to, or recorded as the property of the same owner one or more owners with whom rests some or all the property rights associated with the particular piece of land.

68. Parent Parcel The property from which a subdivision is, or was, created. As examples, if

a subdivision divides one original lot into two new lots, the original lot is the parent parcel for that subdivision; or, if a subdivision merges and re-subdivides two original lots into five new lots, the combined area of the two original lots is the parent parcel.

6569. Open Space Land Any parcel or area of land or water that is essentially unimproved and devoted to

an open-space use, and which is designated on a local, regional or state open-space plan as any of the following:

a. Open space for the preservation of natural resources including, but not

limited to, areas required for the preservation of plant and animal life, including habitat for fish and wildlife species; areas required for ecologic and other scientific study purposes; rivers, streams, bays and estuaries; coastal beaches, lakeshores, banks of rivers and streams, and watershed lands.

b. Open space used for the managed production of resources, including, but

not limited to, forestlands, rangeland, agricultural lands and areas of economic importance for the production of food or fiber; areas required for recharge of groundwater basins; bays, estuaries, marshes, rivers and streams which are important for the management of commercial fisheries; and areas containing major mineral deposits, including those in short supply.

c. Open space for outdoor recreation, including, but not limited to, areas of

outstanding scenic, historic and cultural value; areas particularly suited for park and recreation purposes, including access to lakeshores, beaches,

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and rivers and streams; and areas which serve as links between major recreation and open-space reservations, including utility easements, banks of rivers and streams, trails, and scenic highway corridors.

d. Open space for public health and safety, including, but not limited to,

areas which require special management or regulation because of hazardous or special conditions such as earthquake fault zones, unstable soil areas, floodplains, watersheds, areas presenting high fire risks, areas required for the protection of water quality and water reservoirs and areas required for the protection and enhancement of air quality.

6670. Parcel Map A map showing a minor subdivision, as required by and prepared in accordance

with the provisions of the County Subdivision Regulations and the Subdivision Map Act, which is based upon a field survey made in conformity with the Land Surveyors Act or compiled from recorded or filed data when sufficient survey information exists on filed maps to locate and retrace the exterior boundary lines of the parcel map if the location of at least one (1) of these boundary lines can be established from an existing monumented line.

3071. Director of Parks Directorand Recreation The Director of the Parks and Recreation Division of the County Department of

Environmental Management the County of San Mateo. 6772. Peripheral Street An existing street whose right-of-way is contiguous to the exterior boundary of

the subdivision. 6873. Planning Commission The Planning Commission of the County of San Mateo. The Planning

Commission is empowered to hear and decide on certain matters related to subdivisions, as specified in Section 7008.

7074. Planning and Building Division Department The Division of the County of San Mateo Ddepartment of Environmental

Management charged with the preparation and implementation of the County General Plan and the day-to-day administration of the County building, zoning, and subdivision regulations.

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70a. Principal Use The primary or predominant use of any parcel. 7175. Public View A range of vision from a public road or other public land or facility. 76. Public Works Director The Director of the Public Works Department of the County of San Mateo. 7277. Record of Survey A map, plat, report, or other documentary evidence as defined in Chapter 15 of

the State Business and Professions Code. 7378. Designated Remainder Parcel That portion of an existing parent parcel which the boundaries of which are

not depicted on a subdivision map, which remains undivided, and is not included as part of a subdivision for the purpose of sale, lease, or financing. Any parcel labeled 'not a part' shall be deemed a remainder parcel. The designated remainder shall not be counted as a parcel for the purpose of determining whether a subdivision is a minor or major subdivision as defined in this section.

7479. Reservation A portion of the acreage of the subdivision that is reserved for public uses in

accordance with the requirements of Chapter 4, Article 5. 7580. Ridgelines The tops of hills or hillocks normally viewed against a background of other hills. 7681. Rural Areas Lands which are generally suitable for lower density/intensity land uses because

they meet one or more of the following criteria: (1) used for agriculture, timber production, general open space, or as a watershed for public water supply, (2) isolated subdivided areas and commercial centers which are not adjacent to incorporated areas, (3) divided into parcels 5 acres or more next to urban unincorporated areas, and (4) subdivided areas that use on-site wastewater management systems which are adjacent to but not surrounded by incorporated areas.

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a. Rural Service Centers

Small rural communities having a combination of land uses which provide services to surrounding rural areas.

b. Rural Residential Subdivisions Clusters of residential development subdivided into parcels that are

generally less than or slightly larger than five (5) acres. Rural residential subdivisions can include vacant parcels or neighborhood commercial uses, but are predominately developed with single-family homes.

c. Rural Lands Those rural areas outside of Rural Service Centers and Rural Residential

Subdivisions. Rural lands include, but are not limited to, those generally developed to lower residential densities, agricultural activities, resource extraction, timber harvesting, resource conservation, public or private recreation or open space. Rural lands can also include institutional uses and public service uses, such as solid waste disposal sites.

7782. Second Dwelling Unit A second dwelling unit is a detached or attached rental dwelling unit located on a

parcel which contains a one-family dwelling meeting the definition of “second unit” contained in Section 6426 of the County Zoning Regulations.

7883. Sensitive Habitats Any area where the vegetative, water, fish and wildlife resources provide

especially valuable and rare plant and animal habitats that can be easily disturbed or degraded. These areas include but are not limited to: (1) habitats containing or supporting rare or unique species; (2) riparian corridors; (3) marine and estuarine habitats; (4) wetlands; (5) sand dunes; (6) wildlife refuges, reserves, and scientific study areas; and (7) important nesting, feeding, breeding or spawning areas.

7984. Shoreline Access Shoreline access is the provision of access for the general public from a public

road to and along the shoreline. Shoreline access can be is classified into two types: vertical or lateral, as defined in this section.

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85. Single-Family Dwelling A dwelling unit meeting the definition of “dwelling, one-family (single-

family residence)” contained in Section 6102.29 of the County Zoning Regulations.

8086. Skyline Area The skyline area is that portion of the unincorporated area of San Mateo County

lying west of the easterly boundary of the Skyline Scenic Corridor and east of the Coastal Zone boundary as established by the Coastal Act of 1976, south of State Highway 92 and north of the Santa Cruz and Santa Clara County lines, and also the portion of the unincorporated area of the County lying east of Skyline Boulevard and south of the southerly limits of the Town of Portola Valley but excluding lands in the vicinity of the Vista Verde and Los Trancos Woods subdivisions which were zoned for residential use on June 1, 1983. A map of the skyline area is on file in the Planning Division and Building Department and with the Clerk of the Board of Supervisors.

8187. Skylines The line where sky and land masses meet. 8288. Specific Plan A set of policies, standards, and implementation measures adopted by the Board

of Supervisors for the systematic implementation of the General Plan or any adopted area plan for all or part of the area covered by the General Plan or area plan, as specified in Article 8, commencing with Section 65450 of the State Government Code.

8389. Subdivider A person, firm, corporation, partnership or association who proposes to divide,

divides, or causes to be divided real property into a subdivision for oneself or for others, except that employees and consultants of persons or entities acting in such capacity are not subdividers.

8490. Subdivision

a. The division, by any subdivider, of any unit or units of improved or unimproved land, or any portion thereof, shown on the latest equalized County assessment roll as a unit or as contiguous units for the purpose of gift, sale, lease, or financing, whether immediate or future except for leases of agricultural land for agricultural purposes. “Subdivision” includes: a condominium project as defined in this section, in the Map

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Act, or the Civil Code; a community apartment project, as defined in this section, in the Map Act, or the Business and Professions Code; and the conversion of five (5) or more existing dwelling units to a stock cooperative, as defined in this section, in the Map Act, or the Business and Professions Code. “Subdivision” includes any division of land by gift or inheritance (probate).

b. As used herein, property shall be considered as “contiguous units,” even if

it is separated by roads, streets, utility easements or railroad rights-of-way.

c. As used herein, “agricultural purposes” means the cultivation of food or

fiber, or the grazing or pasturing of livestock. 8591. Subdivision Map Act State of California Government Code Sections 66410 through 66499.58 et seq.

and herein referred to as the “Map Act.” 8692. Stock Cooperative Project A development in which a corporation is formed primarily for the purpose of

holding title to, either in fee simple or for a term of years, improved real property, and all or substantially all of the shareholders of the corporation receive a right of exclusive occupancy in a portion of the real property, title to which is held by the corporation.

8793. Tentative Map A map made for the purpose of showing the design and improvements of a

proposed major subdivision and the existing conditions in and around it, which need not be based upon a detailed survey of the property.

8894. Tentative Parcel Map A map made to show the design and improvements of a proposed minor

subdivision and the existing conditions in and around it, which need not be based upon an accurate or detailed final survey of the property.

8995. Urban Areas Lands which are generally suitable for urban land use because they meet one or

more of the following criteria: (1) surrounded by incorporated areas, (2) adjacent to an incorporated area, generally divided into parcels 5,000 sq. ft. to five (5) acres and served by sanitary sewers, or three (3) adjacent to an incorporated area and the major transportation corridors of Highways 101 and 280.

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9096. Vertical Access A reasonably direct connection between the nearest public roadway and the

shoreline. The shoreline may be a beach, or a bluff. Passageways which provide vertical access are defined as trails.

9197. Vesting Tentative Map A tentative map that shall have printed conspicuously on its face the words,

“Vesting Tentative Map” at the time it is filed, and is processed in accordance with the provisions of Chapter 6 of the Subdivision Regulations, the Vesting Tentative Map Chapter.

9298. Zoning Administrator The Zoning Administrator is the Director of Planning Community Development

Director, who may appoint a Zoning Hearing Officer to or an appointee of the Community Development Director who acts on his or her behalf. The Zoning Administrator , and who is empowered to hear and decide on certain matters related to subdivisions, as specified in Section 7008.

9399. Zoning Regulations “Zoning Regulations” shall mean Part One, Division VI, of the County of San

Mateo Ordinance Code.

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CHAPTER 2

SUBDIVISION REQUIREMENTS ARTICLE 1 - GENERAL PROVISIONS SECTION 7009. GENERAL PROVISIONS ARTICLE 2 - REQUIREMENTS FOR PREPARATION, SUBMITTAL, AND

STAFF REVIEW OF A DEVELOPMENT FOOTPRINT ANALYSIS SECTION 7010. DEVELOPMENT FOOTPRINT ANALYSIS

REQUIRED ARTICLE 23 - REQUIREMENTS FOR REVIEW AND APPROVAL OF

TENTATIVE MAPS AND TENTATIVE PARCEL MAPS SECTION 7011. APPLICATION REQUIREMENTS; FORM AND

CONTENT OF TENTATIVE MAPS AND TENTATIVE PARCEL MAPS UTHORITY AND CITATION

SECTION 7012. PROCEDURE FOR FILING AND STAFF

REVIEW OF TENTATIVE MAPS AND TENTATIVE PARCEL MAPS

SECTION 7013. PROCEDURE AND CRITERIA FOR PUBLIC

REVIEW AND ACTION ON TENTATIVE MAPS AND TENTATIVE PARCEL MAPS

ARTICLE 34 - REQUIREMENTS FOR REVIEW AND APPROVAL OF FINAL

MAPS AND PARCEL MAPS SECTION 7014. FORM AND CONTENT OF FINAL MAPS AND

PARCEL MAPS SECTION 7015. ACCOMPANYING DATA AND REPORTS SECTION 7016. PROCEDURE FOR REVIEW AND

APPROVAL OF FINAL MAPS AND PARCEL MAPS

SECTION 7017. PROCEDURE FOR FILING OF FINAL MAPS

AND PARCEL MAPS WITH THE COUNTY RECORDER

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SECTION 7018. CORRECTION AND AMENDMENT OF FINAL

MAPS AND PARCEL MAPS

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ARTICLE 1. GENERAL PROVISIONS SECTION 70109. GENERAL PROVISIONS 1. Purpose and Application of Chapter The purpose of this Chapter is to set forth the requirements and procedures for

review and approval of all subdivisions, as defined in Section 70098. 2. Requirement for Filing of Tentative Parcel Map and Parcel Map The filing of a tentative parcel map and parcel map in accordance with this

Chapter will be required for all minor subdivisions, as defined in Section 70098. 3. Requirement for Filing of Tentative Map and Final Map The filing of a tentative map and final map in accordance with this Chapter will be

required for all major subdivisions, as defined in Section 70098. 4. Waiver of Parcel Map Requirement

a. A parcel map shall not be required for any of the following:

(1) Subdivisions of a portion of the operating right-of-way of a railroad corporation, as defined by Section 230 of the Public Utilities Code, that are created by short-term leases (terminable by either party on not more than thirty (30) days notice in writing).

(2) Any conveyance of land to or from a governmental agency, public

entity, public utility, or subsidiary of a public utility for conveyance to that public utility for rights-of-way shall not be considered a division of land for purposes of computing the number of parcels, unless a showing is made in individual cases, upon substantial evidence, that public policy necessitates a parcel map. For purposes of this section, land conveyed to or from a governmental agency shall include a fee interest, a leasehold interest, an easement, or a license.

(3) For mobile homes and mobile home parks:

(a) When at least two-thirds of the owners of mobile homes who are tenants in the mobile home park sign a petition indicating their intent to purchase the mobile home park for purposes of converting it to resident ownership, and a field survey is performed, the requirement for a parcel map or a tentative

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and final map shall be waived unless any of the following conditions exist:

(i) There are design or improvement requirements

necessitated by significant health or safety concerns.

(ii) The Advisory Agency determines that there is an exterior boundary discrepancy that requires recordation of a new parcel or tentative and final map.

(iii) The existing parcels that exist prior to the proposed

conversion were not created by a recorded parcel or final map.

(iv) The conversion would result in the creation of more

condominium units or interests than the number of tenant lots or spaces that exist prior to conversion.

(b) The petition signed by owners of mobile homes in a mobile

home park proposed for conversion to resident ownership shall read as follows:

MOBILE HOME PARK PETITION AND DISCLOSURE

STATEMENT SIGNING THIS PETITION INDICATES YOUR SUPPORT FOR CONVERSION OF THIS MOBILE HOME PARK TO RESIDENT OWNERSHIP. THIS DISCLOSURE STATEMENT CONCERNS THE REAL PROPERTY SITUATED IN THE CITY OF ______, COUNTY OF ______, STATE OF CALIFORNIA, DESCRIBED AS _______. THE TOTAL COST FOR CONVERSION AND PURCHASE OF THE PARK IS $____ TO $____, EXCLUDING FINANCING COSTS. THE TOTAL COST TO YOU FOR CONVERSION AND PURCHASE OF YOUR OWNERSHIP INTEREST IS $____ TO $____, EXCLUDING FINANCING COSTS. IF TWO-THIRDS OF THE RESIDENTS IN THIS PARK SIGN THIS PETITION INDICATING THEIR INTENT TO PURCHASE THE MOBILE HOME PARK FOR PURPOSES OF CONVERTING IT TO RESIDENT OWNERSHIP, THEN THE REQUIREMENTS FOR A NEW PARCEL, OR TENTATIVE AND FINAL SUBDIVISION MAP IN COMPLIANCE WITH THE SUBDIVISION MAP ACT MUST BE WAIVED, WITH CERTAIN VERY LIMITED EXCEPTIONS. WAIVING THESE PROVISIONS OF LAW ELIMINATES NUMEROUS PROTECTIONS WHICH ARE AVAILABLE TO YOU.

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______________________ __________________ Buyer, unit #, date Petitioner, date (c) The Advisory Agency shall provide an application for waiver

pursuant to this section. After the waiver application is deemed complete, the agency shall approve or deny the application within fifty (50) days. The applicant shall have the right to appeal that decision to the appropriate Appeal Board.

(d) If a tentative or parcel map is required, the Advisory Agency

shall not impose any off-site design or improvement requirements unless these are necessary to mitigate an existing health or safety condition and no other dedications, improvements, or in-lieu fees shall be required. In no case shall the mitigation of a health or safety condition have the effect of reducing the number, or changing the location, of existing mobile home spaces.

(e) If the Advisory Agency imposes requirements on an

applicant to mitigate a health or safety condition, the applicant and the agency shall enter into an unsecured improvement agreement. The applicant shall have a period of one year from the date the agreement was executed to complete those improvements.

(f) If the waiver application provided for in this section is denied

by the Advisory Agency, the applicant may proceed to convert the mobile home park to a tenant-owned, condominium ownership interest, but shall file a parcel map or tentative and final map. The Advisory Agency may not require the applicant to file and record a tentative and final map unless the conversion creates five or more parcels shown on the map. The number of condominium units or interests created by the conversion shall not determine whether the filing of a parcel or a tentative and final map shall be required.

(g) For the purposes of this section, the meaning of "resident

ownership" shall be as defined in Section 50781 of the Health and Safety Code.

b. The Planning Community Development Director may waive the

requirement for preparation of a parcel map for certain minor subdivisions as described in Section 70098.614b(1) to (4). The Planning Community Development Director must find that the proposed subdivision of land

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complies with the requirements of the Subdivision Regulations and the Map Act pertaining to area, improvement and design, floodwater drainage control, appropriate improved public roads, sanitary disposal facilities, water supply availability, environmental protection, and all other requirements of the Subdivision Regulations and the Map Act. In any case, where the requirement for a parcel map is waived pursuant to this section, a tentative map may be required. If a tentative map is not required, the subdivider shall have the option of submitting a tentative map or a vesting tentative map.

5. Requirement for Review of Record of Survey Maps a. Review by Director of Public Works

Record of Survey Maps or Land Surveyor’s Maps as made by a licensed land surveyor or civil engineer, not made for the purpose of land subdivision but for the sole purpose of establishing boundaries of properties already of record, shall be submitted to the Public Works Director for examination and shall be subject to the requirements and charges as set forth in Section 701009.5.b. below. Such maps, as defined in this paragraph, do not require filing of a tentative map.

b. Requirements and Charges for Record of Survey Maps

(1) Complete sets of blue line or black and white prints shall be furnished to the Public Works Director for checking purposes, together with traverse sheets and any other survey or mathematical data as specified in Section 7014.1.

(2) The County shall charge collect an amount equal to the actual

engineering costs of checking such maps, up to a maximum of $500. When a Record of Survey Map is submitted, a initial deposit of $300 shall be collected as set forth in the most recent fee schedule adopted by the Board of Supervisors. If at any time the actual costs of service exceed the amount of the deposit, no further work will be done until an additional deposit is made in an amount estimated to be necessary to complete the work. Balances remaining upon completion of work shall be refunded and balances owing shall be collected prior to recordation.

ARTICLE 2. REQUIREMENTS FOR PREPARATION, SUBMITTAL, AND STAFF REVIEW OF A DEVELOPMENT FOOTPRINT ANALYSIS SECTION 7010. DEVELOPMENT FOOTPRINT ANALYSIS REQUIRED

2.7

Prior to submittal of a tentative map, a “development footprint” analysis shall be conducted. The development footprint analysis shall comprehensively evaluate site development constraints and potential impacts. Constraints and potential impacts that shall be evaluated include, but are not limited to, preservation or removal of trees or vegetation, wildlife habitat protection, avoidance of hazards such as steep/unstable slopes, fault traces, and flood prone areas, as well as potential impacts from proposed improvements such as utility corridors, driveways, and buildings. The Community Development Director shall have the authority to selectively require submittal of those items listed in Section 7010.2. as necessary to analyze the site-specific physical circumstances and development potential of each parent parcel proposed for subdivision. The development footprint does not require Advisory Agency final action because it is not a form of development entitlement. The development footprint review procedure evaluates the natural resources and on-site hazards of a parent parcel to identify development constraints and opportunities. Site resources to be conserved and hazards to be mitigated, remediated, or avoided shall be depicted on a map of the parent parcel and, through consultation with County staff, shall be delineated as “non-development areas”. Resource conservation and hazard mitigation is accomplished by modifying the number, size, and/or configuration of proposed new lots, utility corridors, and access ways within the subdivision to avoid or minimize the intrusion of buildings, roadways, and utility infrastructure into these areas. The “non-development areas” shall be depicted on the approved tentative maps and recorded final maps of all subdivisions and shall guide future development of the property. 1. Early Assistance Meeting

a. Prior to submitting a Development Footprint Analysis Application,

the applicant shall request an early assistance meeting with County staff to enable staff to explain the environmental and site planning issues, policies, and procedures applicable to the proposed subdivision.

b. This early assistance meeting is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines sections 15061 (General Rule) and 15306 (Information Gathering) because the meeting is solely informational and has no potential to cause an effect upon the environment.

c. The applicant shall provide staff with a rudimentary plan that

conveys a general understanding of the tentative proposal. d. The staff shall:

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(1) acquaint the applicant with the specific land planning, resource protection, and hazard avoidance matters, key General Plan policies, and subdivision and other regulations applicable to the proposal;

(2) suggest changes to the proposal that would achieve greater compliance with County requirements;

(3) describe any additional County expectations related to the

proposal;

(4) explain the application, review, and decision process; and

(5) describe applicable fees

e. Within ten (10) days of the early assistance meeting, staff shall provide the applicant with a brief written summary of the main points discussed at the meeting.

2. Submittal Requirements The items required to analyze the site to identify resources to protect and

hazards to avoid, and design the subdivision to address these are as follows:

a. Context Map

A map depicting the subject site and all parcels within a three hundred (300) foot radius, including the location, names, and widths of adjacent rights-of-way. The map scale shall be large enough to show all details clearly on a sheet size of twenty-four (24) inches by thirty-six (36) inches.

b. Site Analysis Map

A map depicting the subject site and all abutting parcels and rights-of-way within a fifty (50) foot radius, upon which an analysis of the site’s natural resources and hazards shall be portrayed for the purpose of identifying areas to be protected and/or avoided. Each component listed below shall be depicted on the site analysis map and the data source for each component shall be noted on the map. The map scale shall be large enough to show all details clearly on a sheet size of twenty-four (24) inches by thirty-six (36) inches.

(1) Topography. A topographic mapping of the site at (one) 1-foot

contour intervals for sites up to (five)5 acres and (two) 2-foot

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contour intervals for sites over (five) 5 acres in order to identify areas where the slope exceeds thirty percent (30%) grade.

(2) Geology and Soils. A mapping of the geologic, seismic, and

soil conditions, including areas of landslide or fault potential.

(a) A preliminary geotechnical/soils report for the subdivision, prepared by a registered civil engineer in accordance with the San Mateo County Minimum Standards for Geotechnical Reports, will be required for the subdivision unless the County determines that, due to the knowledge it has as to the qualities of the soils of the subdivision, no preliminary analysis is necessary. The preliminary geotechnical/soils report shall be submitted to the County Geologist for review. The County Geologist shall review the report and may require additional information or reject the report if it is found to be incomplete, inaccurate, or unsatisfactory.

(b) If a preliminary geotechnical/soils report is required, and

indicates the presence of geotechnical or other hazards which, if not corrected, would lead to structural defects, a soils investigation of each resulting parcel lot in the subdivision may be required. This soils investigation, prepared by a registered civil engineer, shall recommend the corrective action which is likely to prevent structural damage to each structure proposed for construction in the area where the soil problem exists. The County may approve the subdivision or portion thereof where these soil problems exist if it determines that the recommended action is likely to prevent structural damage to each structure to be constructed, and as a condition to the issuance of any building permit may require that the approved recommended action be incorporated in the construction of each structure

(3) Hydrology. A hydrologic mapping of surface drainage

patterns, flow quantity from any on-site springs, and the size and location of all water courses on or abutting the property, including an analysis of the capacity to locate septic tanks or fields, when public sewerage is not available.

(4) Vegetation and Wildlife. A mapping of the plant communities

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and wildlife on the site, including but not limited to sausals, wetlands, and identification of sensitive habitat (especially legally protected species).

(5) Amenities. A mapping of the site’s scenic landscape features, including: all heritage and significant trees as defined by County tree ordinance, including those located off-site but with at least twenty-five percent (25%) of their drip line area overhanging the subject site, and an indication as to which trees are to be saved or removed; and scenic corridors, shorelines, ridgelines, and skylines, as defined in the County General Plan, Local Coastal Program, and state law.

(6) Cultural. A mapping of cultural features, including historic artifacts and known archeological sites, on the property.

(7) Existing Improvements. A mapping of all man-made structures and pathways, including below ground infrastructure, on the property.

(8) Access. A mapping of the adjacent street system, including vehicular ingress and egress for the site; all existing on-site easements; and all off-site easements that border on the property.

(9) Energy Conservation Report. An analysis of how the

proposed design of the subdivision provides for future passive or natural heating or cooling opportunities.

(10) Noise Contours. The location of the 60, 65, and 70 CNEL

(Community Noise Equivalent Level) contours, as defined in the County General Plan or applicable area plan(s). The tentative map or tentative parcel map may be required to show the location of these noise contours.

(11) Additional Information. The subdivider may be required to

provide additional information, if the Planning Community Development Director determines that further information is necessary in order to adequately evaluate the proposed subdivision’s compliance with the findings set forth in Section 7013.3.b. or to determine compliance with other County ordinances.

(12) Data and Reports Required on a Case-by-Case Basis

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(a) School Facilities Report. A written statement concerning the necessity for temporary or permanent school facilities obtained from the school district(s) where the proposed subdivision is located.

c. Non-Development Area Map

Based upon the Site Analysis Map, a map showing the portion or portions of the subject site that may not be developed shall be prepared. A dashed line shall indicate the boundary(s) of these non-development area(s). A non-development area may be subdivided in that it may contain one or proposed lot lines or may be isolated as a lot unto itself, provided such lot meets all minimum requirements of the zone in which the property is located. The map scale shall be large enough to show all details clearly on a sheet size of twenty-four (24) inches by thirty-six (36) inches. The non-development area map shall be prepared in accordance with the following general criteria:

(1) Non-development areas should be based exclusively upon the

Site Analysis Map; if other information pertinent to the creation of non-development areas is discovered by the applicant or County staff, it should be depicted on the Site Analysis Map;

(2) The more resources and/or hazards, as shown on the Site Analysis Map, that occupy the same particular area of the parent parcel, the greater the likelihood that such area should be deemed a non-development area;

(3) Areas of the parent parcel without any resources or hazards, as shown on the Site Analysis Map, should not be deemed non-development areas;

(4) If a resource, as shown on the Site Analysis Map, can be relocated, replaced, replicated, or otherwise recouped and the applicant proposes a plan to do so to the satisfaction of County staff, the Site Analysis Map may be revised accordingly and form a new basis for preparation of the Non-Development Area Map;

(5) If a hazard, as shown on the Site Analysis Map, can be isolated, controlled, eliminated, or otherwise remedied and the applicant proposes a plan to do so to the satisfaction of County staff, the Site Analysis Map may be revised

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accordingly and form a new basis for preparation of the Non-Development Area Map;

(6) The line demarcating a non-development area shall typically conform to the physical extent (as depicted in plan view on the Site Analysis Map) of the particular resource(s) and/or hazard(s) with which it is associated, with the following exceptions: (a) heritage trees, for which there shall be a maximum

permissible intrusion into the drip line area of ten percent (10%) the area of the drip line of each tree designated to remain, including any off-site heritage trees required to be included on the Site Analysis Map. Additional intrusion may be permitted based on consultation with the County’s Arborist;

(b) significant trees, for which there shall be a maximum

permissible intrusion into the drip line area of twenty percent (20%) the area of the drip line of each tree designated to remain, including any off-site significant trees required to be included on the Site Analysis Map. Additional intrusion may be permitted based on consultation with the County’s Arborist;

(c) streams, for which there shall be a buffer area, parallel

to and behind the top of the stream bank, with a width as specified in the County’s Local Coastal Program for coastal areas, or as determined by a qualified biologist for areas outside the Coastal Zone, but in no case shall be less than twenty (20) feet, and shall be applied to both sides of the stream to the extent present on the site;

(d) non-tidal wetlands, for which there shall be a minimum

(twenty-five) 25 foot wide buffer around and outside the edge of the wetland;

(e) springs, for which buffer areas and/or other means of

protection shall be determined on a case-by-case basis; and

(f) earthquake fault lines, for which there shall be the

minimum building setbacks from active and inactive faults as prescribed under current State law;

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(7) Areas smaller than one hundred (100) square feet should generally not be designated as non-development areas unless the resource or hazard with which it is associated is of critical importance and can be physically isolated on the property;

(8) Non-development areas, regardless of size, when less than ten (10) feet from each other should be aggregated by redrawing their boundaries to create one contiguous non-development area;

(9) The tentative and final map shall depict non-development

areas associated with all trees designated for protection. These areas shall be sized, configured, and located based upon the drip lines of the trees being protected or replacement trees being planted for trees authorized for removal.

(a) Notes on the subdivision map shall explain that no

structures or landscaping that would compromise the health of protected trees may be located within the non-development areas. The notes shall prohibit grading, excavation, filling, construction, landscaping, irrigation, or other activities incompatible with tree health;

(b) Non-development areas associated with protected trees

may be utilized for leisure, recreational, and similar purposes and may contain minor structures ; and

(c) All trees designated for protection within a non-

development area must receive reasonable care and maintenance necessary to attain the typical lifespan associated with each tree species and variety.

(10) In all instances where questions arise or ambiguity exists

regarding if or how to draw a particular non-development area boundary, the underlying purpose for preparing the Non-Development Area Map shall be the basis for clarifying the matter.

d. Preliminary Subdivision Layout

A Preliminary Subdivision Layout shall be prepared based upon the Non-Development Area Map described above. The layout shall avoid or minimize intrusion of proposed development into the non-development areas and shall also comply with all applicable regulations of the zoning district in which the property is located. The Preliminary Subdivision Layout shall avoid hazards and

2.14

resources to be protected and shall include the following:

(1) Location of all non-development areas depicted on the Non-Development Area Map;

(2) A numbered list of trees, if any, to be preserved and the

location of trees to be removed, if any; (3) Location of all existing and proposed property lines; (4) Location of all vehicular ingress and egress for each proposed

new lot; (5) Location of corridors for water supply, sewerage, drainage,

gas, electric, and communications facilities for each proposed new lot; and

(6) Location and type of improvements, if any, proposed on each

new lot specifically for the protection of natural resources or the avoidance of natural hazards.

e. Application and Fees The Context Map, Site Analysis Map, Non-Development Area Map,

and Preliminary Subdivision Layout shall be prepared by a registered civil engineer or licensed land surveyor. A completed Development Footprint Analysis Application, available from the Planning Division, along with five (5) copies of each of the four required map exhibits, plus an application fee as set forth in the most recent fee schedule adopted by the Board of Supervisors, shall be submitted to the Planning and Building Department.

f. Application Review

(1) County Staff. Within ten (10) days of receipt of a complete

Development Footprint Analysis Application, the Planning and Building Department shall forward copies to the Environmental Health Division and the Public Works Department for review and comment. All initial comments from staff shall be forwarded to the applicant within thirty (30) days of receipt of the Development Footprint Analysis Application.

(2) Applicant Revisions. The applicant shall revise the Context

Map, Site Analysis Map, Non-Development Area Map, and/or the Preliminary Subdivision Layout, as necessary, based upon

2.15

the comments received and resubmit all modified documents for further processing. If the applicant makes revisions in full compliance with all staff comments, continued processing of the subdivision application will occur as set forth in Section 7011, et seq.

Alternatively, the applicant may request one or more meetings

with County staff in order to address particular comments in greater detail in an effort to finalize demarcation of the non-development areas and the preliminary layout of the subdivision. If the applicant seeks such further consultation with staff, additional County fees shall be charged on a time and materials basis.

ARTICLE 23. REQUIREMENTS FOR REVIEW AND APPROVAL OF TENTATIVE MAPS AND TENTATIVE PARCEL MAPS SECTION 7011. APPLICATION REQUIREMENTS; FORM AND CONTENT OF TENTATIVE MAPS AND TENTATIVE PARCEL MAPS 1. Application Requirements Applications for review and approval of tentative maps and tentative parcel maps

shall be filed with the Planning and Building Division Department. The application shall include the following:

a. Tentative Map or Tentative Parcel Map

Fifteen (15) Seven (7) copies of the tentative map or tentative parcel map prepared in accordance with Section 7011.2. In addition, one reduced (8 1/2" x 11") copy of the map and any associated development plans shall be submitted. In addition, a complete set of maps and associated plans shall be submitted in a digitized format.

b. Application Form

A completed application form as required by the Planning Community Development Director, available from the Planning Division, with an attached statement by the applicant setting forth grounds in support of the findings required in Section 7013.3b.

c. Environmental Information Disclosure Form

A completed Environmental Information Disclosure Form, available from the Planning Division.

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d. Title Report

A preliminary title report, showing the legal owners at the time of filing the tentative parcel map application, and all easements, encumbrances, and other reservations of record affecting the property.

e. Owner’s Concurrence Proof of the owner’s interest in the property and concurrence with the

application for subdivision as required by the Community Development Director.

f. Notification MaterialsDensity/Slope Analysis A list of the names and mailing addresses of all persons appearing on the

latest available assessment roll of the County as owning property within three hundred (300) feet of the boundaries of the subdivision which is the subject of the application, along with stamped and addressed legal sized envelopes for mailing.

A copy of the completed density/slope analysis as may be required by the zoning district regulations applicable to the subject property, available from the Planning Division. This must be completed prior to submitting the subdivision application.

g. TransparenciesC.3 and C.6. Development Review Checklist Transparencies (8 1/2" x 11") of the map and any associated development

plans. A completed C.3. and C.6 Development Review Checklist, available from the Planning Division. (C.6 and C.3 refer to the sections of the County’s Municipal Regional Stormwater Permit (MRP) that mandate the County to impose requirements for runoff and erosion control during project construction and to require permanent project features for ongoing stormwater control, respectively. The MRP is a National Pollutant Discharge Elimination System permit issued by the San Francisco Bay Regional Water Quality Control Board. Low-Impact Development is a sustainable type of post-construction stormwater control that utilizes site design and on-site storm water management techniques to maintain the site’s pre-development runoff rates and volumes. A detailed explanation of these concepts and requirements is provided in a document entitled, “C.3 Stormwater Technical Guidance”, available online.)

h. Fees

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The fees for tentative map or tentative parcel map review in accordance with the most recent Planning Service Fee Schedule adopted by the Board of Supervisors.

i. The Following Data and Reports Required on a Case-by-Case Basis (1) Geotechnical/Soils Report

(a) A preliminary geotechnical/soils report for the subdivision, prepared by a registered civil engineer in accordance with the San Mateo County Minimum Standards for Geotechnical Reports, will be required for the subdivision unless the County determines that, due to the knowledge it has as to the qualities of the soils of the subdivision, no preliminary analysis is necessary. The preliminary geotechnical/soils report shall be submitted to the County Geologist for review. The County Geologist shall review the report and may require additional information or reject the report if it is found to be incomplete, inaccurate, or unsatisfactory.

(b) If a preliminary geotechnical/soils report is required, and

indicates the presence of geotechnical or other hazards which, if not corrected, would lead to structural defects, a soils investigation of each resulting parcel in the subdivision may be required. This soils investigation, prepared by a registered civil engineer, shall recommend the corrective action which is likely to prevent structural damage to each structure proposed for construction in the area where the soil problem exists. The County may approve the subdivision or portion thereof where these soil problems exist if it determines that the recommended action is likely to prevent structural damage to each structure to be constructed, and as a condition to the issuance of any building permit may require that the approved recommended action be incorporated in the construction of each structure.

(2) School Facilities Report

A written statement concerning the necessity for temporary or permanent school facilities obtained from the school district(s) where the proposed subdivision is located.

(3) Energy Conservation Report An analysis of how the proposed design of the subdivision provides

for future passive or natural heating or cooling opportunities.

2.18

(4) Density Analysis or Certification A copy of the completed density analysis or density certification as

may be required by the zoning district regulations applicable to the subject property, available from the Planning Division.

(5) Noise Contours The location of the 60, 65, and 70 CNEL (Community Noise

Equivalent Level) contours, as defined in the County General Plan or area plan. The tentative map or tentative parcel map may be required to show the location of these noise contours.

(6) Additional Information The subdivider may be required to provide additional information, if

the Planning Director determines that further information is necessary in order to adequately evaluate the proposed subdivision’s compliance with the findings set forth in Section 7013.3b or to determine compliance with other County ordinances.

2. Form and Content Requirements for Tentative Maps and Tentative Parcel Maps a. General Information

Tentative maps and tentative parcel maps must be submitted to the County Planning and Building Division Department for review and approval. Maps shall meet the following minimum requirements for form and content: (1) Name and Address of Preparer

The map must be prepared by a registered civil engineer or

licensed land surveyor, whose name, address, email, registration or license number, and signature must be shown on the map, along with the date of preparation. The name and license or registration number of any geologist or soils engineer who may have helped prepare the map should also be indicated.

(2) Owner and Subdivider’s Name and Address The names and addresses of both the legal owner, and the

subdivider if not the same, must be shown on the map. (3) Subdivision Name

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Tentative maps shall have the proposed subdivision name stated on the map.

(4) Scale The scale of the map shall be large enough to show all details

clearly and enough sheets shall be used to accomplish this end. (5) North Orientation The map should be laid out to orient north arrow shall point up to

the top or right edge of the sheet. and Eeach sheet must have a north arrow.

(6) Letter Size The lettering must be a minimum of 1/8" in size. (7) Vicinity Map A vicinity map must be included, showing adjacent properties on all

sides and indicating the current record owner of such property. The location, names and widths of adjacent rights-of-way shall be shown.

(8) Assessor’s Parcel Number The current assessor’s parcel number(s) of the parcel(s) to be

subdivided shall be indicated. (9) Legal Description of Property A legal description that defines the boundaries of the proposed

subdivision and establishes the legality of the parcel to be divided must be included. If the description is not printed on the map itself, then it must be in a separate, attached document.

(10) Zoning and Land Use The map shall indicate the existing zoning district, existing and

proposed land use, and any proposed zoning changes. (11) Development Schedule

2.20

If the subdivider plans to develop the site in phases, the proposed sequence and timing of construction phases must be shown on the map.

b. Description of Existing Features and Proposed Improvements

(1) Existing and Proposed Topography (a) Existing and proposed topography must be shown by

contours at two (2) foot intervals if the existing ground slope is less than ten percent (10%), and at not less than five (5) foot intervals for existing ground slopes equal to or greater than ten percent (10%).

(b) Contour lines must be labeled at least every one hundred

fifty (150) linear feet along the contour line and should be continued, in general, at least fifty (50) feet beyond the boundaries of the site within urban areas, or at least one hundred (100) feet within rural areas to establish proper topographical relationships.

(c) Existing contours must be represented by dashed or

screened lines and proposed contours by solid lines. (d) The source and date of contour information must be

specified. (e) The preliminary design of all grading should be shown,

including the approximate finished grade of each parcel lot, the elevation of proposed building pads, and the top and toe of cut and fill slopes.

(f) Existing and proposed profiles, sight distance, and

point of access shall be shown for all driveways, and compliance with all applicable County standards shall be demonstrated.

(g) A separate grading plan may be required if necessary to

clearly show all details of the existing and proposed topography.

(2) Parcel Lot Dimensions and Area

The map must show existing and proposed parcel lines and their dimensions. Existing property lines must be shown with dotted lines, proposed property lines with solid lines. The area of each

2.21

parcel must be indicated, in square feet if less than one acre, and in acres if one acre or larger. Each parcel should be consecutively numbered, beginning with the number one (1).

(3) Trees The map must indicate the type (species), circumference, diameter and drip line of existing significant or heritage trees, as defined by the County Significant Tree and Heritage Tree Ordinances. Any trees proposed for conservation or removal and the location of replacement trees to be planted shall be indicated.

(4) Existing Structures The type, location and outline of existing structures must be shown and marked as to whether they will remain or be removed.

(5) Existing and Proposed Streets The map must show the locations, names, widths, centerline radii, centerline slopes and angle of intersection of all existing and proposed streets within the subdivision. Existing and proposed street improvements such as pavement type, curbs, gutters or sidewalks should be indicated. Whether streets are publicly or privately maintained, or proposed to be publicly or privately maintained, should also be noted. The location of official plan lines or projected streets and highways as indicated in the State Transportation Improvement Plan, the County General Plan or any adopted area plan should be shown, if applicable.

(6) Easements The map must show the location, width and purpose of all existing and proposed easements, including avigation easements, together with all applicable building and use restrictions as determined by the development footprint analysis required in Section 7010.

(7) Existing and Proposed Utilities

The map must show the location and size of all existing and proposed utility service lines and facilities, including the following:

(a) All provisions for water supply for domestic use, agricultural

use and fire protection purposes including source (water

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mains, wells), quality and approximate quantity expressed as gallons per minute;

(b) All provisions for sewage disposal, storm drainage and

infiltration, flood control, and required National Pollution Discharge Elimination System (NPDES) facilities including the approximate grade and elevation of existing and proposed sewers and storm drains, location of septic systems and their expansion areas, location of the soil percolation test sites, and preliminary calculations used to select, size, and locate all proposed facilities; and

(c) All provisions for utility services, including gas, electricity,

telephone and cable television. (8) Flood, Coastal Erosion, or Sea Level Rise Hazard Areas The map must show the location of all areas of special flood hazard

which are subject to inundation, storm water or tide water overflow, as illustrated on the Flood Insurance Rate Maps on file with the Planning Division. The location, width and direction of flow of each watercourse and the base flood level (as shown on the National Flood Insurance Program Maps prepared by the Federal Emergency Management Agency) and flooding from Sea Level Rise (using the latest available science-based projections) should also be indicated. Projections of landward erosion over the life of the development should also be shown.

(9) Recreation Areas Existing and proposed recreation areas, trails, bike paths or parks

for private or public use, including proposed shoreline access points, must be shown.

(10) Common Areas and Open Space Proposed common areas and areas to be dedicated to public open

space must be shown. SECTION 7012. PROCEDURE FOR FILING AND STAFF REVIEW OF TENTATIVE MAPS AND TENTATIVE PARCEL MAPS 1. Transmittal to Other Agencies for Comment a. Once the Within five (5) days of an application for a tentative map or

tentative parcel map is accepted having been deemed complete by the

2.23

Planning and Building Division Department, the Planning Community Development Director shall forward copies of the map and any relevant accompanying data and reports to other affected public agencies including the Department of Public Works, the County Geologist, the Environmental Health Section Division, and each utility company, and fire, school, utility water, and sanitation district having jurisdiction over the subject property. These agencies will be asked to review the tentative map or tentative parcel map and submit any comments and recommended conditions in writing within thirty (30) days. If an agency does not respond within the allotted time, the lack of response shall be deemed approval of the proposed subdivision. The Advisory Agency shall consider all agency recommendations received before acting on the tentative map.

b. If the proposed subdivision is within one (1) mile of a State highway and is

shown on a map filed with the County by the State Department of Transportation showing territory within which it believes subdivision activity could affect an existing or future State highway, the Advisory Agency shall send a copy of the map and accompanying data will also be sent to the State Department of Transportation for comment, pursuant to Section 66455 of the Map Act.

c. Whenever there is consideration of an area within a proposed subdivision

for a public school site, the Advisory Agency shall give the affected district(s) and the State Department of Education (CalEd) written notice of the proposed site. The written notice shall include the identification of any existing or proposed runways within the distance specified in Section 17215 of the Education Code. If the site is within the specified distance, CalEd shall notify the State Department of Transportation (CalTrans) and the site shall be investigated by CalTrans as required by Section 17215.

2. Determination of Completeness Within thirty (30) days of application submittal, Planning Community

Development Director shall notify the subdivider in writing if the application is complete, or if additional information is required. Acceptance of the application as complete shall not preclude the County from requesting that any information submitted be clarified, amplified, corrected, or supplemented if necessary to determine compliance with State law or County regulations, nor does it signify that the map complies fully with the Subdivision Regulations.

3. Environmental Review The Planning Community Development Director will review the application,

including the Environmental Information Form, to determine if the project is exempt from CEQA. If the project is not exempt, an initial study will be conducted to determine whether a negative declaration may be issued or an

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Environmental Impact Report (EIR) will be required. Upon making this determination, the appropriate environmental document will be prepared as prescribed in the County’s CEQA Implementing Procedures.

4. Planning Division Review and Preparation of Staff Report a. Planning Division Review The Planning Community Development Director shall review the

proposed design and improvement of the subdivision in relation to the General Plan and any applicable area plan, and in relation to all applicable zoning and subdivision regulations, taking into consideration the comments and recommendations received from other sections and agencies and the results of the environmental review. A written staff report will be prepared, detailing the proposed subdivision’s compliance or non-compliance with these plans and regulations and with the findings required for tentative map or tentative parcel map approval contained in Section 7013.3b.

b. Conditions of Approval The staff report will also list recommended conditions of approval to

ensure compliance with all applicable plans and regulations including, but not limited to, the regulations for exactions contained in Chapter 84 and those for subdivision design and improvement contained in Chapter 93 of the Subdivision Regulations, and any mitigation measures necessary to avoid significant environmental impacts.

SECTION 7013. PROCEDURE AND CRITERIA FOR PUBLIC REVIEW AND ACTION ON TENTATIVE MAPS OR TENTATIVE PARCEL MAPS 1. Advisory Agency to Conduct Public Hearing When all reports and environmental review procedures have been completed,

and prior to any action on a tentative map or tentative parcel map application, the appropriate Advisory Agency, as specified in Section 70087, shall hold a public hearing. The Planning Division staff report on the application shall be submitted to the Advisory Agency, and copies sent to the applicant and the Engineer/Surveyor who prepared the map, not later than three days prior to the hearing.

2. Noticing Requirements a. Notice of the public hearing shall be given not less than ten (10) days nor

more than thirty (30) days prior to the date of the hearing by mailing, postage prepaid, a notice of the time and place of the hearing to the

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subdivider, the owner and all persons whose names appear on the latest available assessment roll of the County as owning property within three hundred (300) feet of the boundaries of the subdivision which is the subject of the application. Notice of the public hearing must also be published once in a newspaper having general circulation in the County not later than ten (10) days prior to the date of the hearing.

b. If the number of owners to whom notice would be mailed is greater than

1,000, notice may be provided by placing a display advertisement, a minimum one-eighth page in size, in at least one newspaper of general circulation not later than ten (10) calendar days prior to the hearing.

c. Notice of the hearing shall also be mailed to each agency expected to

provide water, sewage, schools or other essential facilities or services to the subdivision. In addition, notice will be given by first-class mail to any person who has filed a written request for such notice with the Planning Commission or Zoning Administrator’s Secretary.

d. Substantial compliance with these provisions for notice shall be sufficient

and a technical failure to comply will not affect the validity of any action authorized by these regulations.

3. Action by Planning Commission or Zoning Administrator Advisory Agency;

Findings a. Time Limit on Action

(1) The Planning Commission or Zoning Administrator Advisory Agency must take action to approve, conditionally approve, or deny the tentative map or tentative parcel map within fifty (50) days after certification of an environmental impact report, adoption of a negative declaration, or determination by the County that the project is exempt from the requirements of CEQA (Division 13, commencing with Section 21000 of the State Public Resources Code).

(2) Notwithstanding (1), above, if there has been an extension of time

pursuant to Section 21100.2 or 21151.5 of State Public Resources Code to complete and certify an environmental impact report for a project, the County shall approve or disapprove the project within ninety (90) days after certification of the environmental impact report.

(3) The Advisory Agency cannot disapprove an application for a

tentative, final, or parcel map in order to comply with the time limits specified herein.

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b. Findings for Approval/Denial of a Tentative Map or Tentative Parcel Map

The Advisory Agency shall make findings, supported by evidence in the project record, when approving or denying deny approval of a tentative map or tentative parcel map,. if it makes In the case of an approval, all of the following findings must be made; in the case of a denial, any only one of the following findings need not be made:

(1) That the proposed map is not consistent with applicable general

and specific plans; (2) That the design or improvement of the proposed subdivision is not

consistent with applicable general and specific plans; (3) That the site is not physically suitable for the type of development; (4) That the site is not physically suitable for the proposed density of

development; (5) That the design of the subdivision or the proposed improvements

are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Notwithstanding the above, a tentative map or tentative parcel map may be approved if an EIR was prepared for the subdivision and a finding is made pursuant to Subdivision (c) of Section 21081 of the Public Resources Code that specific economic, social, or other considerations make the mitigation measures or project alternatives identified in the EIR infeasible.

(6) That the design of the subdivision or type of improvements is not

likely to cause serious public health problems; (7) That the design of the subdivision or the type of improvements will

not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision.

(8) That the design of the subdivision or the type of improvements will

conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. In this connection, the Advisory Agency may approve a map if it is found that alternate easements, for access or for use, are otherwise available within a reasonable distance from the subdivision, will be provided, and that these will be are substantially equivalent to ones previously acquired by the public. This subsection shall apply only

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to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the Advisory Agency to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.

(98) That the discharge of waste from the proposed subdivision into an

existing community sewer system would not result in violation of existing requirements prescribed by a State Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000) of the State Water Code.

(109) That the land is subject to a contract entered into pursuant to the

California Land Conservation Act of 1965 (“The Williamson Act”) and that the resulting parcels following a subdivision of that land would not be too small to sustain their agricultural use. For purposes of this section, land shall be presumed to be in parcels too small to sustain their agricultural use if the land is:

(a) Less than ten (10) acres in size in the case of prime

agricultural land, or; (b) Less than forty (40) acres in size in the case of land which is

not prime agricultural land. A subdivision of land subject to the Williamson Act, with parcels

smaller than those specified above, may be approved only under the special circumstances prescribed in Section 66474.4(b) of the Map Act.

(10) That, for a subdivision on land located in a state responsibility area

or a very high fire hazard severity zone, as both are defined in Section 51177 of the California Government Code, all of the following are supported by substantial evidence in the record:

(a) The design and location of each lot in the subdivision, and

the subdivision as a whole, are consistent with any applicable regulations adopted by the State Board of Forestry and Fire Protection pursuant to Sections 4290 and 4291 of the Public Resources Code;

(b) Structural fire protection and suppression services will be

available for the subdivision through a county, city, special district, political subdivision of the state, or another entity organized solely to provide fire protection services that is monitored and funded by a county or other public entity; or

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the Department of Forestry and Fire Protection by contract entered into pursuant to Section 4133, 4142, or 4144 of the Public Resources Code; and

(c) To the extent practicable, ingress and egress for the

subdivision meets the regulations regarding road standards for fire equipment access adopted pursuant to Section 4290 of the Public Resources Code and any applicable County ordinance.

(11) That, for the subdivision of land designated in the County General

Plan as open space and located in a state responsibility area or a very high fire hazard severity zone, as both are defined in Section 51177 of the California Government Code, all of the following are supported by substantial evidence in the record:

(a) The subdivision is consistent with the open space purpose;

and (b) If the subdivision would result in parcels that are forty (40)

acres or smaller in size, those parcels are subject to a binding and recorded restriction prohibiting the development of a habitable, industrial, or commercial building or structure, while all other structures shall comply with defensible space requirements described in Section 51182 of this code or Section 4291 of the Public Resources Code. Any later approval to remove the aforementioned binding restriction shall make the subdivision subject to the requirements of (11) above.

c. Findings for Approval/Denial of a Tentative Map or Tentative Parcel Map

for an Environmental Subdivision

The Advisory Agency shall make findings, supported by evidence in the project record, when approving or denying an environmental subdivision. In the case of an approval, all of the following findings must be made; in the case of a denial, only one of the following findings need not be made:

(1) That factual biotic or wildlife data, or both, are available to support

approval or conditional approval of the subdivision.

(2) That provisions have been made for the perpetual maintenance of the property as a biotic or wildlife habitat, or both, in accordance with all conditions specified by any local, state, or federal agency requiring mitigation, and that any improvement, dedication, or

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design required as a condition of approval shall be solely for the purposes of ensuring compliance with the conditions required by the local, state, or federal agency requiring the mitigation.

(3) That an easement will be recorded to ensure compliance with the

conditions specified by any local, state, or federal agency requiring mitigation. The easement shall contain a covenant running with the land in perpetuity, that the landowner shall not construct or permit the construction of improvements except those for which the right is expressly reserved in the instrument. Where the biotic or wildlife habitat, or both, are compatible, the easement shall contain a requirement for the joint management and maintenance of the resulting parcels, provided that this requirement is not inconsistent with the purposes of this section and not incompatible with maintaining and preserving the biotic or wildlife character, or both, of the land.

(4) The real property is at least twenty (20) acres in size, or if it is less

than twenty (20) acres in size, the following conditions are met:

(a) The land is contiguous to other land that would also qualify as an environmental subdivision.

(b) The other land is subject to a recorded perpetual easement

that restricts its use to a biotic or wildlife habitat, or both. (c) The total combined acreage of the lands would be twenty

(20) acres or more. (d) Where the biotic or wildlife habitat, or both, are compatible,

the land and the other land will be jointly managed and maintained.

cd. Notice of Decision

A written notice of the decision of the Advisory Agency shall be sent to the applicant, the Engineer/Surveyor who prepared the map, and to any other person who has filed a written request to be notified of a decision. If no action is taken on a tentative map by the advisory agency within the specified time limits including any authorized extension thereto, the tentative map shall be deemed approved, insofar as it complies with other applicable requirements of the Map Act and any County regulations, and the County Clerk shall certify such approval.

4. Appeals

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a. Designation of Appeal Board

The Planning Commission is hereby designated as the Appeal Board, as defined in Section 70098., for determinations or decisions made by the Planning Community Development Director or Zoning Administrator pursuant to the Subdivision Regulations. The Board of Supervisors is hereby designated as the Appeal Board, as defined in Section 70098., for determinations or decisions made by the Planning Commission pursuant to the Subdivision Regulations.

b. Filing an Appeal The subdivider or any interested person adversely affected by the decision

may appeal any determination or decision made pursuant to the Subdivision Regulations to the appropriate Appeal Board by filing a notice of appeal with the Planning Division within ten (10) days of the decision. The notice must clearly identify the decision which is being appealed and state the grounds for the appeal. The notice must also be accompanied by a filing fee in the amount established by resolution of the Board of Supervisors.

c. Schedule of Hearing; Notice Upon the filing of the notice of appeal, the matter shall be scheduled for

the next regular meeting of the Appeal Board to be held within thirty (30) days of the filing of the appeal. Notice of the hearing on the appeal shall be given in accordance with Section 7013.2.

d. Action on the Appeal The Appeal Board shall review the appeal and may affirm, reverse or

modify the previous determination or decision. Where an appeal has been filed pertaining to only a portion of a determination or decision, the Appeal Board shall have the authority to review the entire matter and may affirm, reverse or modify all or any other portion of the determination or decision, even though it is not the subject of the appeal.

5. Expiration of Tentative Maps or Tentative Parcel Maps; Extension a. Expiration of Tentative Maps or Tentative Parcel Maps

An approved or conditionally approved tentative map or tentative parcel map shall expire two (2) years from the date on which the Advisory Agency, or the Appeal Board on appeal, granted its approval or conditional approval, unless extended pursuant to Sections 7013.5.b. or c. below or by action of the state legislature by amendment to the Map Act.

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b. Special Circumstances Affecting Expiration of Tentative Maps and

Tentative Parcel Maps

(1) If the subdivider is required to expend at least two hundred thirty-six thousand seven hundred ninety dollars ($236,790) to construct, improve, or finance the construction or improvement of public improvements outside the property boundaries of the tentative map, excluding improvements of public rights-of-way which abut the boundary of the property to be subdivided and which are reasonably related to the development of that property, each filing of a final map shall extend the expiration of the approved or conditionally approved tentative map by thirty-six (36) months from the date of its expiration, or the date of the previously filed final map, whichever is later. The extensions shall not extend the tentative map more than ten (10) years from its approval or conditional approval. However, a tentative map on property subject to a development agreement may be extended for the period of time provided for in the agreement, but not beyond the duration of the agreement. The number of phased final maps that may be filed shall be determined by the Advisory Agency at the time of the approval or conditional approval of the tentative map. (a) Commencing January 1, 2012, and each calendar year

thereafter, this dollar amount shall be annually increased by operation of law according to the adjustment for inflation set forth in the statewide cost index for class B construction, as determined by the State Allocation Board at its January meeting. The effective date of each annual adjustment shall be March 1st. The adjusted amount shall apply to tentative and vesting tentative maps whose applications were received after the effective date of the adjustment.

(b) "Public improvements", as used in this section, include traffic

controls, streets, roads, highways, freeways, bridges, overcrossings, street interchanges, flood control or storm drain facilities, sewer facilities, water facilities, and lighting facilities.

(2) The two (2) year time period specified in (a) Section 7013.5.a.,

above, does not include any period of time during which a development moratorium imposed after approval of the tentative map or tentative parcel map is in existence, or any period of time during which a lawsuit involving the approval of the tentative map or tentative parcel map is or was pending in a court of competent

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jurisdiction, as specified in Sections 66452.6(b) and (c) et seq. of the Map Act.

c. Extension An extension of the expiration date may be granted by the Advisory

Agency for a period or periods of time not to exceed three (3) six (6) years. The application for extension must be filed with the Planning Community Development Director prior to the expiration date, and must be accompanied by a fee in the amount established by resolution of the Board of Supervisors. If such an application is submitted prior to the expiration date, the tentative map or tentative parcel map will automatically be extended for sixty (60) days or until the application for the extension is approved, conditionally approved, or denied, whichever occurs first. If the Advisory Agency denies a subdivider’s application for extension, the subdivider may appeal to the appropriate Appeal Board within fifteen (15) days from the date the Advisory Agency denied the extension.

ARTICLE 34. REQUIREMENTS FOR REVIEW AND APPROVAL OF FINAL MAPS AND PARCEL MAPS SECTION 7014. FORM AND CONTENT OF FINAL MAPS AND PARCEL MAPS To be considered for approval by the County, final maps and parcel maps must meet the form and content requirements specified in this section. 1. Preparation Requirements; Survey and Monument Data a. The final map or parcel map shall be prepared by or under the direction of

a registered civil engineer qualified to do land surveying, or a licensed land surveyor. The final map must be based upon an accurate and complete survey of the land to be subdivided made in conformity with the Land Surveyors Act. A parcel map shall be based either upon a field survey made in conformity with the Land Surveyors Act or be compiled from recorded or filed data when sufficient recorded or filed survey information monumentation exists to enable the retracement of the exterior boundary lines of the parcel map and the establishment of the interior parcel or lot lines of the parcel map on filed maps to locate and retrace if the location of at least one of these boundary lines can be established from an existing monumented line.

b. The survey and mathematical information and data necessary to locate all

monuments and to locate and retrace any and all interior and exterior boundary lines must be shown. Such data may include, but is not limited

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to, the bearings and distances of straight lines, and the lengths, radii, and delta for all curves.

c. All monuments, property lines, centerlines of streets, alleys and

easements adjoining or within the subdivision must be tied into the survey. d. The location and description of all monuments found or placed in making

the survey must be identified on the map. e. The allowable error of closure on any portion of the final or parcel map

must not exceed 1/:10,000 for field closures and 0.02 feet for calculated closures.

2. Form of Final Maps and Parcel Maps a. The final or parcel map must be legibly drawn, printed or reproduced by a

process guaranteeing a permanent record in opaque black on tracing cloth or polyester base film. Required certificates, statements and acknowledg-ments must be legibly stamped or printed on the map with opaque ink. If polyester base film is used, it must be of a washable type and have a minimum thickness of four one-thousandths (0.004) of an inch. If ink is used on polyester base film, the ink surface must be coated with a suitable substance to assure permanent legibility.

b. The size of each sheet must be eighteen (18) inches by twenty-six (26)

inches. c. A marginal line must be drawn completely around each sheet, leaving an

entirely blank margin of one inch. d. The exterior boundary of the land included within the subdivision shall be

indicated by distinctive symbols and clearly so designated. The map shall show the definite location of the subdivision, and particularly its relation to surrounding surveys.

e. The scale of the map shall be large enough to show all details clearly and

enough sheets shall be used to accomplish this end. f. Each sheet must be numbered, the relation of one sheet to another clearly

shown, and the total number of sheets used must be indicated on each sheet.

g. All mechanical lettering must be a minimum of one-tenth inch in height

and all freehand printing or lettering on the map must be of one-eighth inch minimum height. All lettering must be opaque and of such shape and

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weight as to be readily legible on prints and other reproductions made from the original drawings, including 1/2 all reductions.

h. A title block shall be shown on each sheet, consisting of the tract number,

scale, and north arrow. The north arrow shall point up the page. In the case of a final map, the subdivision name shall also be included in the title block.

3. Title Sheet The final or parcel map must be accompanied by a title sheet containing the

information prescribed in sSections (a) 7014.3.a. through (e) e., below. However, where the size of the subdivision permits, in lieu of a title sheet, the information may be shown on the same sheet as the final or parcel map itself.

a. The title sheet must contain the title block, as described in Section

7014.2.h., above. b. Below the title block, a subtitle must appear giving a general description of

the property by reference to the maps which have previously been filed or by reference to the plan of the United States survey. Reference to tracts and subdivisions in the description must be spelled out and worded identically with original records, and references to book and page of record must be complete.

c. Statements, acknowledgments, endorsements, and acceptances of

dedication required by Section 7014.5 must appear on the title sheet. d. The title sheet should show the basis of bearings unless it is shown

elsewhere on the map. e. If no existing street intersections are shown on the map, a vicinity map

must be included. 4. Content of Final Maps and Parcel Maps a. Parcel Dimensions, Acreage, Numbers Dimensions of parcels must be given as total dimensions, corner to

corner, and must be shown in feet and hundredths of a foot. Parcels containing one-half acre or more must show total acreage to the nearest hundredth. Each parcel must be numbered, beginning with the number one (1) in each subdivision and continuing consecutively with no omissions or duplications. Each parcel must be shown entirely on one sheet of the map.

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b. Street Location, Widths, Names The map must show the location of all existing and proposed streets,

alleys or highways by clear delineation of the centerlines and sidelines of all street rights-of-way, the total width of such rights-of-way and the widths of each side of the centerline. The names of all existing and proposed streets within or adjoining the subdivision must be shown. Whether the streets are to be for private use or will be dedicated to the public must be specified.

c. Easements and Other Rights-of-Way The map must show the location of all easements of record, and

easements to be recorded, to which the property is or will be subject. All easements other than for streets must be denoted by fine broken lines and the purpose specified. The map must also indicate whether the easement is to be for private use or will be dedicated to the public. Easement widths, and the lengths and bearings of the lines together with sufficient ties, must be indicated to definitely locate the easement with respect to the property. For easements already existing as of record, proper record reference must be given. If any easement is found to exist but cannot definitely be located as of record, a statement to that effect must be made on the map.

d. Adjoining Properties The parcels and blocks of all adjoining subdivisions must be identified by

subdivision name and by the book and page of the filed map. If no such subdivision is adjoining, then the name of the last recorded owner of the adjoining property must be identified. Reference to the recorded deed of the owner must be made by Recorder’s book and page, or by Recorder’s file number if recorded after January 1, 1981.

e. City or County Boundaries City or County boundaries which cross or adjoin the subdivision must be

clearly designated. f. Designated Remainder Parcels

(1) The exterior boundary of the land included within a subdivision shall be indicated by distinctive symbols and clearly designated, shall not include a remainder or omitted parcel, pursuant to Section 66424.6 of the Map Act, and such parcel shall be so labeled.

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(2) If the map includes a “designated remainder” parcel or similar parcel of five (5) acres or more, it does not have to be shown on the map nor does its location need to be indicated as a matter of survey. Instead, the such remainder parcel should shall be indicated by deed reference to its existing boundaries.

(3) A parcel designated as “not a part” is considered to be a

“designated remainder” parcel for purposes of this section. (4) For any subdivision there shall be only one remainder parcel

and it shall conform to the minimum size requirements applicable to the zoning in place on the property at the time of subdivision approval.

(5) The remainder or omitted parcel shall not be counted as a

parcel for the purpose of determining whether a subdivision is a minor or major subdivision as defined herein.

However, where a property owner seeks to subdivide a

remainder parcel adjoining a parcel which the same owner has previously subdivided, the two subdivisions shall be counted together in ascertaining the total number of parcels created therefrom. Such successive subdivisions shall not enable the filing of two or more tentative parcel maps instead of a single tentative map for all the parcels involved. Successive subdivisions will not be counted together in ascertaining the total number of parcels created only if the subdivisions occur by the independent actions of different owners and meet the test of an “arm’s length transaction” as defined in Section 7008.

5. Statements The following statements must appear on the title sheet. All required signatures

must be opaque: a. Owner’s Statement; Offer of Dedication

(1) A statement, signed and acknowledged by all parties having any record title interest in the land being subdivided, consenting to the preparation and filing of the map and offering for dedication to the public certain specific parcels of land or easements., except in t

(a) The County shall specify whether the dedication is to be in

fee or an easement for its specified public purpose.

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(b) If the dedication is required to be in fee, the subdivider shall include the following language in the dedication clause on the final map or any separate instrument:

"The real property described below is dedicated in fee for

public purposes: (here insert a description of the dedicated property that is adequate to convey the property)."

(c) If the dedication is required to be an easement, the

subdivider shall include the following language in the dedication clause on the final map or any separate instrument:

"The real property described below is dedicated as an

easement for public purposes: (here insert a description of the easement that is adequate to convey the dedicated property)."

(2) The following circumstances are excepted from the statement requirement:

(1)(a) A lien for state, county, municipal, or local taxes or special

assessments, a trust interest under bond indentures, or mechanics’ liens do not constitute a record title interest in land for the purpose of this Chapter.

(2)(b) The signature of either the holder of beneficial interests

under trust deeds or the trustee under the trust deeds, but not both, may be omitted. The signature of either shall constitute a full and complete subordination of the lien of the deed of trust to the map and any interest created by the map.

(3)(c) Under certain circumstances, as described in Section

66436(a)(3) and (4) of the Map Act, signatures of parties owning other types of interests may be omitted if their names and the nature of their respective interests are stated on the map.

b. Engineer’s (Surveyor’s) Statement AThe following statement by the engineer or surveyor responsible for the

survey and final map or parcel map shall appear on the map.: The statement shall give the date of the survey, state that the survey and final map were made by him or her or under his or her direction, and that the

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survey is true and complete as shown. The statement shall also state that all the monuments are of the character and occupy the positions indicated, or that they will be set in those positions on or before a specified later date. The statement shall also state that the monuments are, or will be, sufficient to enable the survey to be retraced.

“This map was prepared by me or under my direction and is based upon a

field survey in conformance with the requirements of the Subdivision Map Act and local ordinance at the request of (name of person authorizing map) on (date). I hereby state that all the monuments are of the character and occupy the positions indicated or that they will be set in those positions before (date), and that the monuments are, or will be, sufficient to enable the survey to be retraced, and that this final map substantially conforms to the conditionally approved tentative map.

(Signed) ___________________ (Date Signed) _________________ R.C.E. (or L.S.) No. _________________________ (Seal) Recorder's certificate or statement. Filed this ___ day of ____, 20__, at ____m. in Book ____ of ____, at page ____, at the request of ________. Signed _________________________ County Recorder” c. County Surveyor’s Statement A statement by the County Surveyor. The County Surveyor shall sign,

date, and, below or immediately adjacent to the signature, indicate place his or her registration or license number with expiration date and the stamp of his or her seal, state indicating that:

(1) He or she has examined the map;

(2) The subdivision as shown is substantially the same as it appeared on the tentative map, and any approved alterations thereof;

(3) All provisions of the Map Act and the County Subdivision

Regulations applicable at the time of approval of the tentative map have been complied with; and

(4) He or she is satisfied that the map is technically correct.

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d. Statement of Soils and Geologic Report When a soils report, a geotechnical report, or both have been prepared

specifically for the subdivision, this must be noted on the final or parcel map, together with the date of preparation of such report(s), the name of the engineer who prepared the soils report, the name of the geologist who prepared the geotechnical report and the location where the reports are on file.

e. Statement of the Clerk of the Board of Supervisors For final maps and for parcel maps involving dedication(s) to the public, a

statement for execution by the Clerk of the Board of Supervisors stating the date on which the Board of Supervisors approved the map and stating that the Board of Supervisors accepted, accepted subject to improvement or rejected on behalf of the public, any real property offered for dedication for public use in conformity with the terms of the offer of dedication.

f. County Recorder’s Statement If the County Recorder accepts the final map or parcel map for filing, such

acceptance shall be certified on the face thereof. The map shall become a part of the official records of the County Recorder upon its acceptance by the County Recorder for filing.

6. Additional Information

a. The County may require additional information to be filed or recorded

simultaneously with a final map or parcel map. The additional information may be in the form of a separate document or an additional map sheet which must indicate its relationship to the final or parcel map, and must contain a statement that the additional information is for informational purposes, describing conditions as of the date of filing, and is not intended to affect record title interest. The document or additional map sheet may also contain a notation that the additional information is derived from public records or reports, and does not imply the correctness or sufficiency of those records or reports by the preparer of the document or additional map sheet.

b. Additional survey and map information may include, but need not be

limited to: building setback lines, flood hazard zones, seismic lines and setbacks, septic drainfield and expansion area, geologic mapping, and archaeological sites.

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SECTION 7015. ACCOMPANYING DATA AND REPORTS When the subdivider submits the final or parcel map to the Director of Public Works for checking, it must be accompanied by the following data, plans, reports and documents in a form acceptable to the County: 1. Improvement Plans Improvement plans, along with supplementary calculations and estimates as

required in Chapter 93 of the Subdivision Regulations. 2. Improvement Agreements and Security Improvement agreements and security as required in Chapter 93 of the

Subdivision Regulations. 3. Geotechnical/Soils Report A soils report prepared in accordance with San Mateo County Minimum

Standards for Geotechnical Reports if one has been prepared for the subdivision pursuant to Section 7011.1i(1) 7010.2.b.(2).

4. Title Guarantee A title guarantee by a title company doing business in the County, showing the

names of all persons whose consent is necessary to file the final or parcel map and for any dedication to public use, and their respective interest in the property, certified for the benefit and protection of the County that the persons named are all of the persons necessary to give clear title to the streets and other easements to be offered for dedication.

5. Deeds for Off-Site Easements or Rights-of-Way Deeds for off-site easements or rights-of-way required for roads, drainage,

sanitary sewers, water supply, or other public purposes, which have not been dedicated on the final or parcel map. Written evidence acceptable to the County must be presented in the form of rights-of-entry or permanent easements across private property outside of the subdivision permitting or granting access to perform necessary construction work and permitting the maintenance of the proposed facilities.

6. Traverse Closures Computer traverse closures showing the mathematical closure, within the

allowable limits of error set forth in Section 7014.1.e, of the exterior boundaries of

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the property in all cases where such boundaries are irregular, and of the exterior boundaries of all irregular blocks and parcels.

7. Organizational Documents A copy of all proposed covenants, conditions and restrictions, and all other

organizational documents for the subdivision in a form as prescribed by the Civil Code of the State of California. All such documents must be reviewed and approved by County Counsel.

8. Certificates Relative to Tax and Assessment Liens

a. Prior to the filing of a final map or parcel map, the subdivider shall file with the County Recorder a joint certification from the County Tax Collector and County Controller stating that all taxes due have been paid and that there are no liens against the subdivision or any part of it for unpaid State, County, municipal or local taxes or special assessments collected as taxes.

b. Whenever any part of the subdivision is subject to a lien for taxes or

special assessments which are not yet payable, the final map or parcel map shall not be recorded until the subdivider or owner files with the Clerk of the Board all certificates and security required under Section 66493 of the Map Act.

9. Indemnity/Hold Harmless Agreement

a. The subdivider must submit an indemnity/hold harmless agreement containing the following provisions:

(1) “Subdivider will defend, indemnify, and hold harmless the County,

its agents, officers, and employees from any claim, action, or proceeding against the County or its agents, officers, or employees to attack, set aside, void, or annul the approval of the subdivision by the County.”

(2) “The County will promptly notify the subdivider of any claim, action,

or proceeding and will cooperate fully in the defense of such claim, action or proceeding.”

(3) “Nothing contained in this agreement prohibits the County from participating in the defense of any claim, action, or proceeding, if the County bears its own attorney’s fees and costs and defends the action in good faith.”

b. The subdivider will not be required to pay or perform any settlement

unless the settlement is approved by the subdivider.

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SECTION 7016. PROCEDURE FOR REVIEW AND APPROVAL OF FINAL MAPS AND PARCEL MAPS 1. Submittal of Final Maps and Parcel Maps to Director of Public Works Prior to the expiration of the tentative map or tentative parcel map approval or

extension pursuant to Section 7013.5, the subdivider or owner must prepare a final map or parcel map of the form and content specified in Section 7014 for submittal to the Director of Public Works. In addition to the original tracing of the map, the following must also be submitted:

a. A blue line cloth copy of the final map or parcel map. b. The accompanying data and reports specified in Section 7015. c. Any deposits and fees to cover the checking of the final map or parcel

map as may be required by the Director of Public Works. 2. Review and Approval by the Director of Public Works

a. The Director of Public Works will examine the final map or parcel map to determine the following:

(1) If the subdivision as shown is substantially the same as it appeared

on the approved tentative map or tentative parcel map. If there is any discrepancy between the approved tentative map or tentative parcel map, and the final or parcel map, the determination of substantial compliance shall be made by the Advisory Agency.

(2) If all conditions of the tentative approval have been completed, or if

incomplete, are matters which have been included in an improvement agreement with the County;

(3) If the map complies with the Map Act, all provisions of the

Subdivision Regulations and all other provisions of law applicable at the time of approval of the tentative map or tentative parcel map; and

(4) If the map is technically correct and complete, including all

signatures required to execute the statements on the map. b. Upon the Director of Public Works’ determination that all requirements

listed in Sections 7016.2.(1) tothrough (4), above, have been satisfied, he/she will sign the County Surveyor’s Statement on the original tracing of the final map or parcel map.

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c. The Director of Public Works or his appointed representative shall

complete the review of the final map or parcel map within twenty (20) days from the time the map is submitted by the subdivider for approval.

d. Where a conflict exists between the documents associated with the

approval of a tentative subdivision map, the order of controlling precedence shall be: (1) The specific conditions of the resolution of approval as

approved by the Advisory Agency. (2) The tentative map as approved by the Advisory Agency.

3. Transmittal of Certain Maps to the Clerk of the Board for Consideration by the

Board of Supervisors

a. Upon approval by the Director of Public Works, the following maps shall be sent to the Clerk of the Board for further consideration by the Board of Supervisors:

(1) All final maps; and (2) All parcel maps involving dedications to the public. Parcel maps that do not involve any dedication to the public need not be

sent to the Board of Supervisors for further consideration and may be transmitted by the Director of Public Works directly to the County Recorder in accordance with Section 7017.

b. When transmitting the maps described in Section 7016.3.(1) and (2),

above, to the Clerk of the Board, the Director of Public Works shall send the original tracing of the map, along with the blue line cloth print of the map, and the accompanying data and reports specified in Section 7015.

4. Review and Approval of Final Maps and Certain Parcel Maps by Board of

Supervisors a. The Board of Supervisors shall review all final maps and certain parcel

maps as specified in Section 7016.3.a., above. The Board will, at its next available regular meeting after the filing of the final or parcel map with the Clerk of the Board, take action on the map. If the Board makes the following findings, then the final or parcel map will be approved:

(1) That the final map or parcel map substantially complies with the

approved tentative map or tentative parcel map, respectively;

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(2) That all conditions of the tentative approval have been completed; (3) That the final map or parcel map meets the requirements of the

Map Act, the Subdivision Regulations and all other local regulations applicable at the time of approval of the tentative parcel map.

b. At the time of approval, the Board shall accept, accept subject to

improvement, or reject any offers of dedication, as prescribed in Chapter 84 of the Subdivision Regulations.

c. If for any reason the Board is unable to make the findings in Section

7016.4.a.(1) through (3), above, the Board of Supervisors will disapprove the final map or parcel map. At that time, the rejected map will be returned to subdivider or owner by the Clerk of the Board, with a written statement indicating the reasons for disapproval.

d. If the final or parcel map is approved by the Board, the Clerk of the Board

of Supervisors will execute the Clerk of the Board’s certificate on the title sheet of the map as specified in Section 7014.5.f.

e. The County shall not postpone or refuse approval of a final map because

the subdivider has failed to meet a tentative map condition requiring the subdivider to construct or install offsite improvements on land in which neither the subdivider nor the County has sufficient title or interest, including an easement or license, at the time the final map is filed, to permit the improvements to be made.

(1) In such cases, unless the County requires the subdivider to enter

into an agreement to complete the improvements at such time that the County acquires an interest in the land that will permit the improvements to be made, the County shall, within one hundred twenty (120) days of the filing of the final map, acquire by negotiation or commence proceedings pursuant to Title 7 (commencing with Section 1230.010) of Part 3 of the Code of Civil Procedure to acquire an interest in the land which will permit the improvements to be made, including proceedings for immediate possession of the property under Article 3 (commencing with Section 1255.410) of Chapter 6 of that title.

(2) If the County has not required the subdivider to enter into an

agreement as specified in Section 7016.4.e.(1) above and if the County fails to meet the one hundred twenty (120) day time limitation, the condition for construction of offsite improvements shall be conclusively deemed to be waived. The waiver shall occur

2.45

whether or not the County has postponed or refused approval of the final map.

(3) Prior to approval of the final map the County may require the

subdivider to enter into an agreement to complete the improvements pursuant to Section 66462 of the Map Act at such time as the County acquires an interest in the land that will permit the improvements to be made.

(4) The County may require a subdivider to pay the cost of acquiring

off-site real property interests required in connection with a subdivision.

(5) "Offsite improvements”, as used in this section, does not include

improvements that are necessary to assure replacement or construction of housing for persons and families of low or moderate income, as defined in Section 50093 of the Health and Safety Code.

SECTION 7017. PROCEDURE FOR FILING OF FINAL MAPS AND PARCEL MAPS WITH THE COUNTY RECORDER 1. Requirements for Transmittal to County Recorder a. Upon approval of the final map or parcel map by the Board of Supervisors,

the Clerk of the Board will send the map and all accompanying documents to the County Recorder. Parcel maps not requiring approval by the Board shall be transmitted to the County Recorder by the Director of Public Works.

b. Whenever covenants, conditions and restrictions (CC&Rs), deeds,

deferred improvement agreements or other separate documents affecting title and relating to the final map or parcel map are to be recorded, all of these documents must be executed, acknowledged and delivered to the County Recorder together with the map and any applicable recording fees.

c. The subdivider shall present to the County Recorder evidence that, at the

time of the filing of the final or parcel map in the Office of the County Recorder, the parties consenting to such filing are all of the parties having a record title interest in the real property being subdivided whose signatures are required by the Subdivision Regulations, as shown by the records in the Office of the County Recorder, otherwise the map shall not be filed.

d. Whenever any part of the subdivision is subject to a lien for taxes, or

special assessments collected as taxes which are not yet payable, the

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Clerk of the Board of Supervisors will not forward the final map or parcel map to the County Recorder until the owner or subdivider correctly files and deposits with the Clerk of the Board all certificates and security as required under Section 66493 of the Map Act.

2. Action by County Recorder a. Within ten (10) days of receiving the final map or parcel map, the County

Recorder will examine it and either accept or reject it for filing.

(1) If the County Recorder accepts the map for filing, this will be indicated on the face of the map. The map will then be securely fastened in a book of subdivision maps or parcel maps, or in some other way that will assure that the maps will be kept together. Whenever separate documents are to be recorded concurrently with the parcel map, the County Recorder will complete the cross-referencing of such documents. The map will become a part of the official records of the County Recorder upon its acceptance for filing and when recorded shall automatically and finally establish the validity of the map.

(2) If the County Recorder rejects a final map or parcel map for filing,

notice shall be sent to the subdivider and the Director of Public Works within ten (10) days, stating the reasons for the rejection and that the map is being returned to the Clerk of the Board for action by the Board of Supervisors. Upon receiving the map, the Clerk will place the map on the agenda of the next regular meeting of the Board at which time the Board will rescind its approval and return the map to the subdivider, unless the subdivider presents evidence that the basis for the rejection by the County Recorder has been removed. The subdivider may consent to a continuance of the matter; however, the prior approval of the Board will be deemed rescinded during any period of continuance. If corrections are made and the map is returned to the County Recorder, the County Recorder will have a new ten (10) day period to examine the map and either accept or reject it for filing.

b. The fee for filing and indexing final or parcel maps will be as prescribed in

Section 27372 of the Government Code.

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SECTION 7018. CORRECTION AND AMENDMENT OF FINAL MAPS AND PARCEL MAPS 1. Amendments Permitted a. After a final map or parcel map is filed for record in the Office of the

County Recorder, it may be amended by a certificate of correction or an amending map, for any of the following reasons:

(1) To correct an error in any course or distance shown on the map; (2) To show any course or distance that was omitted from the map; (3) To correct an error in the description of the real property shown on

the map; (4) To indicate monuments set after the death, disability, or retirement

from practice of the engineer or surveyor charged with the responsibility for setting monuments; or

(5) To show the proper location or character of any monument which

has been changed in location or character, or which was originally shown at the wrong location or incorrectly as to its character.;

(6) To correct any other type of map error or omission as approved by

the Director of Public Works, which does not affect any property right. Such errors and omissions may include, but are not limited to, parcel lot numbers, acreage, street names, and identification of adjacent record maps.; or

(7) To make modifications when there are changes in circumstances

which make any or all of the conditions of the map no longer appropriate or necessary and the modifications do not impose any additional burden on the present fee owners of the real property and do not alter any right, title or interest in the real property reflected on the recorded map.

b. As used in this section, “error” does not include changes in courses or

distances from which an error is not ascertainable from the data shown on the final map or parcel map.

2. Form and Contents of Amending Map or Certificate of Correction The amending map or certificate of correction must be prepared and signed by a

registered civil engineer or licensed land surveyor. An amending map must conform to the requirements of Section 7014. The amending map or certificate

2.48

of correction must show in detail the corrections made and the names of the present fee owners of the property affected by the corrections.

3. Submittal and Approval of Amending Map or Certificate of Correction

a. Where the certificate of correction or amendment of the final map or parcel map is filed for any of the reasons listed in (1) through (6) of Section 7018.1.a., the amending map or certificate of correction must be submitted to the Director of Public Works for review and approval. The Director of Public Works will examine the amending map or certificate of correction and if the only changes made are those described in (1) through (6) of Section 7018.1.a. above, the Director of Public Works will certify to this fact on the amending map or certificate of correction. (1) The Director of Public Works shall have twenty (20) working days in

which to examine the certificate of correction, endorse a statement on it of his or her examination and certification, and present it to the county recorder for recordation.

(2) In the event the Director of Public Works finds the submitted

certificate of correction noncompliant with respect to Section 7018.1a., he/she shall return it within the same twenty (20) working days to the person who presented it, together with a written statement of the changes necessary to make it conform to the requirements of Section 7018.1.a. The licensed land surveyor or registered civil engineer submitting the certificate of correction may then make the necessary changes and resubmit the certificate of correction for approval. The Director of Public Works shall have ten (10) working days after resubmission and approval of the certificate of correction to present it to the county recorder for recordation.

b. Where the certificate of correction or amendment of the final map or parcel

map is filed for the reason described in Section 7018.1a(7), the amending map or certificate of correction must be submitted for review and approval to the Advisory Agency that originally approved the tentative map or tentative parcel map. A public hearing will be held on the proposed modification, with notice to be given in the manner prescribed in Section 7013.2. The hearing will be confined to consideration of and action on the proposed modification. The modification will not be approved if the findings set forth in Section 7013.3b cannot be made.

4. Filing an Amending Map or Certificate of Correction with the County Recorder The amending map or certificate of correction, certified and approved in

accordance with Section 7018.3., above, shall be filed for record in the Office of the County Recorder. At that time, the original map will be deemed to have been

2.49

conclusively corrected and will impart constructive notice of all such corrections in the same manner as though set forth upon the original map. Upon recordation of a certificate of correction, the County Recorder will transmit, within sixty (60) days of recording, a certified copy to the Director of Public Works who shall maintain an index of recorded certificates of correction.

5. Fees and Costs for Processing Amending Map A fee for the checking, processing, indexing and recording of an amending map

or certificate of correction, in such amount as established from time-to-time by resolution of the Board of Supervisors, may be required at the time the map or certificate is submitted for checking.

3.1

CHAPTER 3

DESIGN AND IMPROVEMENT REQUIREMENTS ARTICLE 1 - GENERAL PROVISIONS SECTION 7019. PURPOSE AND CONTENT OF CHAPTER ARTICLE 2 - SUBDIVISION DESIGN AND LAYOUT SECTION 7020. STANDARD SUBDIVISION DESIGN

REQUIREMENTS SECTION 7021. DESIGN REQUIREMENTS FOR SPECIAL

AREAS ARTICLE 3 - ROADS AND STREETS SECTION 7022. STANDARD REQUIREMENTS FOR ROAD

AND STREET DESIGN AND IMPROVEMENT SECTION 7023. ADDITIONAL ROAD DESIGN

REQUIREMENTS ARTICLE 4 - WATER SUPPLY SECTION 7024. STANDARDS REQUIREMENTS FOR WATER

SUPPLY ARTICLE 5 - FIRE PROTECTION SECTION 7025. REQUIREMENTS FOR IMPROVEMENTS

RELATED TO FIRE PROTECTION ARTICLE 6 - STORM DRAINAGE SECTION 7026. REQUIREMENTS FOR IMPROVEMENTS

RELATED TO STORM DRAINAGE ARTICLE 7 - SEWAGE DISPOSAL SECTION 7027. REQUIREMENTS FOR SEWAGE DISPOSAL ARTICLE 8 - UTILITIES

3.2

SECTION 7028. REQUIREMENTS FOR UTILITIES ARTICLE 9 - SURVEY MONUMENTS SECTION 7029. STANDARD REQUIREMENTS FOR SETTING

SURVEY MONUMENTS ARTICLE 10 - OTHER IMPROVEMENTS SECTION 7030. OTHER IMPROVEMENTS ARTICLE 11 - IMPROVEMENT PLANS SECTION 7031. IMPROVEMENT PLANS SECTION 7032. REVISIONS TO IMPROVEMENT PLANS SECTION 7033. IMPROVEMENT AGREEMENTS ARTICLE 12 - IMPROVEMENT CONSTRUCTION, INSPECTION, AND

ACCEPTANCE SECTION 7034. IMPROVEMENT CONSTRUCTION SECTION 7035. INSPECTIONS SECTION 7036. COMPLETION AND ACCEPTANCE OF

MPROVEMENTS

3.3

ARTICLE 1. GENERAL PROVISIONS SECTION 7019. PURPOSE AND CONTENT OF CHAPTER 1. Purpose and Content This Chapter is intended to promote the public health, safety and welfare by

regulating the design and improvement of subdivisions. The requirements and standards contained in this Chapter are intended to encourage orderly subdivision and development which is consistent with the General Plan and adopted area plans, sensitive to the surrounding environment, and properly supported by essential facilities and improvements.

2. General Requirements a. In determining the design and improvement requirements for each

particular subdivision, the County will consider the following:

(1) That the type and level of improvement required should be such that the proposed subdivision and associated development will be well integrated into the surrounding natural and built environments;

(2) That the type and level of improvement required should be

consistent with any area plan adopted by the County which contains specific policies and standards regarding services and improvements for new subdivisions; and

(3) That in order to minimize energy consumption and discourage

urban sprawl, urban level services should be limited to urban areas, rural service centers and rural residential subdivisions, as designated by the County General Plan and further specified in this Chapter.

b. Subdivisions must be designed and improvements installed by the

subdivider in accordance with the standards set forth in this Chapter. The cost of the design and improvement work will be solely the responsibility of the subdivider or owner unless otherwise specifically provided in this Chapter. Procedures to ensure that the design and improvement requirements are correctly implemented are also established in this Chapter so that the proposed subdivision and subsequent development does not become an undue burden on the surrounding community and the County.

ARTICLE 2. SUBDIVISION DESIGN AND LAYOUT SECTION 7020. STANDARD SUBDIVISION DESIGN REQUIREMENTS 1. Subdivision Design Parameters

3.4

To the maximum extent feasible, subdivisions should be designed to: a. preserve the natural topographic features of the site; b. minimize the removal of vegetation, including significant and heritage

trees; c. protect both surface and groundwater resources from unnecessary

alteration, depletion or degradation; d. minimize adverse effects of shadow, noise, odor, traffic, drainage and

utilities on neighboring properties; e. direct development away from areas subject to geotechnical, fire or flood

hazards as designated in County General Plan Policies 15.9, 15.10, and 15.11; and

f. direct development away from sensitive habitats as defined in Section

7288.2(d)7008.83. 2. Design of Parcels; Exceptions Proposed Lots Lots shall meet the following design criteria, except as may be otherwise

allowed by the Advisory Agency. a. Suitability All parcels lots shall be designed to be suitable for the purpose for which

they are intended and consistent with the purpose of the zoning district in which they are located.

b. Size Minimum parcel lot sizes shall conform to the standards established by

the County Zoning Regulations, but in no case shall be less than five thousand (5,000) sq. ft. square feet. Excepted from this requirement are single-family attached residential and planned unit development for which there is no minimum lot size.

c. Dimensions The minimum width of each parcel lot shall conform to the requirements of

the Zoning Regulations, but in no case shall be less than fifty (50) feet, exclusive of rights-of-way or easements for road purposes. The minimum depth shall be as necessary to provide the minimum parcel lot size for the zoning district, but in no case shall be less than one hundred (100) feet, nor greater than three times the width, exclusive of rights-of-way or easements necessary for road purposes.

3.5

d. Frontage Each parcel lot shall have minimum frontage on a street as required by

the Zoning Regulations, but in no case shall it be less than twenty (20) feet.

In the case of a corner parcel lot or a double frontage lot, if only one

property line of a corner parcel abutting a street frontage can be designated as the frontage of the lot without creating a non-conforming parcel lot with respect to frontage, lot width and depth, then that property line shall be deemed the frontage lot line.; Iif more thatn one property line frontage of a corner parcel abutting a street can be designated as the frontage of the lot without creating a non-conforming parcel, then any one of such property lines may be deemed selected as the frontage of such lot, provided only one front lot line is designated per lot. In determining whether a parcel lot is non-conforming with regard to width and depth, the parcel lot width and depth shall not include any access easements.

e. Side Parcel Lot Lines As far as is practical, the side lines of all parcels lots should run shall be

at right angles to the centerline of the street upon which the parcel lot faces, or radial if the street is curved.

f. Access Each parcel lot created by the subdivision must have adequate routine

and emergency access as prescribed in Section 7022. g. Division of Parcels Lots No parcel lot shall be created so as to become divided by any existing

county, city, school or any other taxing district boundary line. h. Corner Parcels Lots The width of cCorner parcels lots shall comply with the design

requirements of the zoning district in which the property is located, but in no case shall be increased in width to not less than sixty (60) feet.

i. Flag Parcels Lots Flag parcels lots may be permitted if the parcel size conforms to the

requirements of the applicable zoning district excluding any area within the access corridor, and the access corridor has a minimum width of 20 feet per parcel. However, if all of the following conditions are met, the area of the access corridor of a flag parcel may be included in the calculation of minimum parcel size shall meet the following criteria:

3.6

(1) The subject property is within a single family residential zoning

district;

(21) The creation of a the flag parcel lot is not prohibited by provisions of the applicable zoning or combining district, or and is otherwise inconsistent with applicable General Plan or and specific plan policies;

(32) The proposed subdivision does not create more than two parcels

flag lot conforms to all requirements of the applicable zoning district, except requirements relating to lot frontage;

(43) The subject access corridor is in fee ownership with the parcel it

accesses flag portion of the flag lot is not less than five thousand (5,000) square feet;

(4) The access corridor is in fee ownership with the lot it

accesses; (5) The access area corridor is not considered utilized in the

calculation of minimum parcel lot width, or minimum and maximum parcel lot depth, or minimum lot area;

(6) The building area of the flag parcel is not less than 5,000 sq. ft. in

size Any portion of the lot that does not meet minimum width requirements shall not contribute area toward minimum lot size; and

(7) With respect to development on the flag parcel:

(a) The access area corridor of a flag parcel is not necessary to satisfy parcel coverage, percent natural, or other similar requirements has a minimum width along its entire length of twenty (20) feet;

(b) All setbacks for buildings or structures are measured from

the perimeter of the building area.

j. Double Frontage Parcels Lots Parcels Lots other than corner parcels lots having double frontage and

with depths of less than two hundred (200) feet shall not be approved, except where essential to provide separation of residential development from major streets or highways, or where required by unusual or excessive topographic conditions.

k. Exceptions to Parcel Design Requirements

3.7

Exceptions to parcel design requirements may be granted, pursuant to Chapter 5, when:

(1) The parcels are located on or adjacent to steep hillsides, rivers or

creeks; (2) The parcels are to be used for commercial or industrial purposes;

or (3) The proposed development consists of clustered housing,

townhomes, condominiums, or combinations thereof.

Exceptions to parcel depth requirements may be granted, pursuant to Chapter 5, when the site being subdivided is a corner lot as defined by Section 6102.55 of the Zoning Regulations (i.e., a lot not greater than one hundred (100) feet in width and located at the junction of two (2) or more intersecting streets), is located outside of the Coastal Zone, and is outside of areas designated on the California Department of Forestry and Fire Protection’s Fire Severity Zone Maps as Very High Risk, High Risk, and Medium Risk within State Responsibility Areas and Very High Risk within Local Responsibility Areas.

3. Energy Conservation a. Natural Heating or Cooling Opportunities

(1) The design of subdivisions shall provide, to the extent feasible, for future passive or natural heating or cooling opportunities. Specifically, subdivisions should be consistent with the County Guidelines for Passive Solar Design and Solar Access Protection, including, but not limited to, the following provisions:

(a) Design street layout to maximize the number of buildings

which can be oriented with south wall and roof areas facing within 22.5 degrees of true south;

(b) Design parcel lot configuration and the pattern of parcel lot

layout to maximize unobstructed solar access and orientation of parcels lots within 22.5 degrees of true south, where consistent with other development criteria;

(c) Provide for the location of buildings and accessory structures

to maximize solar access and orientation for solar heating. Where consistent with optimum orientation for heating, building orientation should also take advantage of natural cooling;

3.8

(d) Locate landscaping to protect winter solar access, shield heated buildings from winter winds, and to provide shading from unwanted summer sun.

(2) Where neither parcel lot size, parcel lot configuration, nor

applicable zoning is sufficient to reasonably protect solar access to parcels lots in a new subdivision, the Planning Community Development Director may recommend the dedication of solar access easements.

(3) For the purposes of this section, “feasible” means capable of being

accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social and technological factors. It is not intended that compliance with the County Guidelines for Passive Solar Design and Solar Access Protection result in reduced densities or buildable parcel lot area, or cause the removal of vegetation beyond that which might otherwise have occurred.

b. Factors Affecting Energy Conservation In providing for future passive or natural heating or cooling opportunities in

the design of a subdivision, consideration should be given to local vegetation and climate, topography, the configuration of the parcel lot to be divided, the size and configuration of proposed parcels lots and other design and improvement requirements of this Chapter. Fulfillment of this requirement will not result in a reduction of allowable densities or the percentage of a parcel lot which may be occupied by a building or structure under applicable planning and zoning regulations in force at the time the tentative map or tentative parcel map is filed.

SECTION 7021. DESIGN REQUIREMENTS FOR SPECIAL AREAS 1. Areas Containing Ridgelines and Skylines a. Open Ridgelines and Skylines Subdivision parcels lots should be located and designed to avoid placing

building sites and structures on open ridgelines and skylines when seen as part of a public view. Building sites shall only be allowed on open ridgelines and skylines when no alternative building site exists.

b. Forested Ridgelines and Skylines Subdivision parcels lots should be located and designed to avoid placing

building sites and structures on forested ridgelines and skylines when seen as part of a public view. Building sites and structures may be allowed on forested ridgelines when they blend with the existing silhouette

3.9

and do not necessitate the removal of tree masses which would cause a break or gap in the ridgeline silhouette.

c. Definitions For the purposes of this subsection, the following definitions apply: (1) Public View A range of vision from a public road or other public facility. (2) Ridgelines The tops of hills or hillocks normally viewed against a background

of other hills. (3) Skylines The line where sky and land masses meet. 2. Hazard Areas a. Special Flood Hazard Areas and Coastal High Hazard Areas Parcels Lots in subdivisions in areas of special flood hazards or coastal

high hazard areas, as defined in Chapter 35.5, Sections 6822.2 and 6822.46 of the County Zoning Ordinance, must be designed so as to minimize the exposure of present or future occupants, private property, public improvements, utility systems and facilities to flood damage and erosion. Any building site created as a result of a subdivision in these areas must be located above the base flood elevation, as identified on the applicable Flood Insurance Rate Map (FIRM) and landward of the mean high tide line projected flood areas based upon the best available science-based projection of sea level rise corresponding to the life of the project.

b. Geologic Hazard District Prior to approval of any subdivision in the Geologic Hazard Overlay

District, and pursuant to Chapter 19.5 of the County Zoning Ordinance, a geotechnical report must be prepared by a certified engineering geologist under the direction of the County Geologist. Based on the conclusions and recommendations of the report, subdivision and development will be allowed only if it can be demonstrated that there is reasonable stability and that risk to life and property can be minimized through suitable mitigation measures including the design of parcels lots so that homes are sited away from active faults.

ARTICLE 3. ROADS AND STREETS

3.10

SECTION 7022. STANDARD REQUIREMENTS FOR ROAD AND STREET DESIGN AND IMPROVEMENT 1. Standard Requirements for Road and Street Design and Improvement All parcels lots created by a subdivision must have adequate routine and

emergency access. The subdivider will be required to design and improve all roads, streets and alleys that are part of the subdivision in accordance with Table 3.1. in a manner that achieves General Plan goals to avoid or minimize environmental impacts from road construction, such as tree removal or landform alteration, to serve lots created by subdividing. Roads shall be the minimum width necessary to meet the health and safety requirements of the Public Works, Fire, and other County departments. Required improvements and rights-of-way shall be as specified in Table 3.2. In addition, road improvements shall be designed and built to the standard specifications contained in either the “San Mateo County Standard Drawings for Public Improvements” or other roadway standards adopted by the Public Works Department.

2. Exceptions and Special Requirements a. Exception for Topography/Special Physical Conditions Pursuant to Chapter 5, exceptions to street design and improvement

requirements may be granted where the Advisory Agency finds that topography or other special physical conditions justify the modification of design standards. Where variations from the standards are allowed, they should be consistent with the County Creative Road Design Guide.

b. Special Requirements in the Skyline Area For subdivisions located in the Skyline area, road design and

improvements must be in accordance with Part 5, Division VI of the County Ordinance Code, “Consolidated Road Improvement Requirements for Public and Private Roads in the Skyline Area.”

cb. Special Requirements to Ensure Area Plan Compliance In other subareas of the County for which an area plan has been adopted

containing policies and standards for road design and improvements, roads within a subdivision must conform to such policies and standards.

TABLE 3.1

URBAN STREETS

CLASSIFICATION CURB-TO- CURBS, GUTTERS, R-O-W EASEMENT

3.11

CURB SIDEWALKS WIDTH

PUBLIC Residential One-Way Loop 1820’ Curbs, gutters--both sides

Sidewalk--one side 40' --

Residential Cul-De-Sac 32' Curbs, gutters, sidewalks--

both sides 50' --

Residential Minor 36' Curbs, gutters, sidewalks--

both sides 50' --

Residential Collector or Minor Commercial

40' Curbs, gutters, sidewalks--both sides

60' --

Major Commercial, Industrial or Arterial

64' Curbs, gutters, sidewalks--both sides

80' --

PRIVATE Private 1620’ A.C. berms where needed

to control storm runoff -- --

RURAL ROADS

CLASSIFICATION

CURB-TO-CURB ROADWAY WIDTH

BERMS, PATHS OR SHOULDERS R-O-W

EASEMENT WIDTH

PUBLIC One-Way Loop 1520' Berms and one path 40' -- Cul-De-Sac or Minor (5 to 10 parcels each 20,000 sq. ft. to 5 acres)

20' Berms and one path 40' --

Cul-De-Sac or Minor (5 to 10 parcels each 5 to 40 acres)

20' 2' rocked shoulders 40' --

Cul-De-Sac or Minor (more than 10 parcels each 20,000 sq. ft. to 40 acres)

22' Berms and one path 50' --

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Collector 28' Berms and one path 50' -- Major Collector (F.A.S. standard) 34' Surface width including

two 5' paved shoulders 50' --

PRIVATE

Private (serves 2 through 4 parcels)

1620’ 1' graded shoulders--each side

-- 20'

Private (serves 4 through 10 parcels)

1620’ 2' rocked shoulders--each side with turnouts

-- 50'

Private (with parcels 40 acres or larger)

1620’ 2' rocked shoulders--each side with turnouts

-- 50'

Private Access Within 500' of Public Road

1620’ 1' graded shoulders on each side

-- 50'

Private Access More Than 500' from Public Road

1620’ 2' rocked shoulders on each side turnouts

-- 50'

TABLE 3.2

ROAD IMPROVEMENT REQUIREMENTS AS A CONDITION

OF SUBDIVISION APPROVAL

URBAN AREA

Private Road Property Adjacent To

Public Road State Highway

Safe and Adequate Paved Access On-Site Improvement On-Site Improvement

Ordinance No. 3265 Generally No One-Half Street Improvements

Generally No One-Half Street Improvements

Dedication of Right-of-Way if Necessary

Dedication of Right-of-Way if Necessary

SKYLINE

Private Road Property Adjacent To

Public Road State Highway

Safe and Adequate Unpaved Access to and Through Subdivision

On-Site Improvement On-Site Improvement

Generally No One-Half Street Improvements

Generally No One-Half Street Improvements

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Dedication of Right-of-Way if Necessary

Dedication of Right-of-Way if Necessary

ALL OTHER RURAL AREAS

Private Road Property Adjacent To

Public Road State Highway

Safe and Adequate Unpaved Access to and Through Subdivision

On-Site Improvement On-Site Improvement

Generally No One-Half Street Improvements

Generally No One-Half Street Improvements

Dedication of Right-of-Way if Necessary

Dedication of Right-of-Way if Necessary

One-half street improvements may be required for subdivisions adjacent to public streets where the street is substantially improved.

dc. Special Requirements for Scenic Roads For subdivisions within designated State and County scenic roads and

corridors, additional design and improvement requirements may be applied to ensure that new development is sensitive to the visual qualities and character of the scenic corridor, in accordance with General Plan Policies 4.39 to 4.68.

3. Public or Private Roads Required a. Adequate routine and emergency access must be provided by public or

private roads as required by the Director of Public Works in consultation with the Advisory Agency pursuant to Section 7025 et seq. In general, public roads will be required for major subdivisions, while private roads will be allowed for minor subdivisions.

b. When private roads are used to provide the required access, they must be

improved to the standards set forth in Table 3.1, and provision must be made for their permanent maintenance. To this end, the County may require as a condition of subdivision approval that a deed restriction be placed on each parcel lot requiring participation and financial contribution to a private maintenance association, which will be responsible for the long-term maintenance of road improvements within the subdivision. This deed restriction will be noted on the final map or parcel map when recorded.

SECTION 7023. ADDITIONAL ROAD DESIGN REQUIREMENTS 1. Alignment With Existing Roads

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All new roads and streets will be required, where practicable, to be in alignment with existing roads and streets. In such cases, the centerlines of existing roads and streets should be continued, provided they conform to current standards.

2. Street Intersections a. Intersection Angle Streets will be required to intersect one another at an angle as near to a

right angle as is practicable in each case. Street intersections at angles less than thirty (30) degrees will not be allowed unless necessitated by topographic conditions and an exception is granted pursuant to Chapter 5.

b. Distance Between Intersections Streets entering upon opposite sides of another street must be directly

opposite each other, or otherwise offset at least two hundred fifty (250) feet apart. A street opening offset of less length may be allowed if it is the only economical or practical method of developing the property for the use for which it is zoned and an exception is granted pursuant to Chapter 5.

c. Block Corners at Street Intersections (1) At street intersections, the block corners in a residential zoning

district must be rounded at the property line by a radius of not less than fifteen (15) feet. In a commercial zoning district or on parcels lots adjacent to a secondary or major highway, block corners must be rounded at the property line by a radius of not less than twenty (20) feet or more to provide at least one hundred (100) feet diagonal sight distance between intersecting street centerlines.

(2) Where the curve radius of existing block corners at an intersection

is greater than twenty (20) feet, the curve radius of new block corners created by a subdivision must conform to the radius of existing corners at the same intersection.

3. Dead-End Streets and Adjoining Acreage Dead-end streets shall not be longer than six hundred (600) feet measured from

the centerline of the nearest intersecting street. Where the subdivision adjoins acreage, streets that may be extended in the event of the subdivision of the adjoining acreage may be required to be improved through the boundary lines of the tract. Additional access easements or alternative ingress/egress routes may be required.

4. Cul-De-Sac Streets

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Cul-de-sac streets shall not exceed six hundred (600) feet in length and must have a vehicle turning area at the end with a minimum diameter of seventy-five (75) feet, unless on-street parking is prohibited. A cul-de-sac of greater length may be permitted if it is the only feasible method for developing the property for the use for which it is zoned, and an exception is granted pursuant to Chapter 5. Where an exception is granted, alternative ingress/egress routes approved by the appropriate fire authority will be required, unless specifically waived by the Advisory Agency.

5. Street Grades and Curve Radii Grades must not exceed ten (10) percent on major residential streets, or fifteen

(15) percent on any street, unless the topography necessitates a steeper grade, and an exception is granted pursuant to Chapter 5. Centerline radii must be not less than five hundred (500) feet. Lesser radii may only be used in cases where in which sufficient evidence is presented to show that the above requirements are not practicable and an exception is granted pursuant to Chapter 5.

6. Alleys Alleys twenty (20) feet wide may be required in the rear of prospective

commercial property. Where two (2) alleys intersect, ten (10) foot corner cutoffs will be required.

7. Street Names and Signs a. Each street shown on a tentative map or tentative parcel map shall be

named in accordance with Table 3.3. Proposed streets that are in alignment with existing streets should be given the same name as the existing street. In order to avoid duplication, street names shall be subject to approval by the Advisory Agency.

TABLE 3.3

STREET NAME GUIDELINES

GENERAL DIRECTION

LONG OR CONTINUOUS THOROUGHFARES

SHORT OR DISCONTINUOUS THOROUGHFARES

North and South Streets Places

East and West Avenues Courts

Diagonal Roads Ways

Curving Drives Lanes

b. The subdivider shall equip all street intersections with signposts, street

name signs and traffic signs as required by the Director of Public Works.

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Signs must conform to the standards and specifications established by the County or, in the case of State Highways, by the State.

ARTICLE 4. WATER SUPPLY SECTION 7024. STANDARD REQUIREMENTS FOR WATER SUPPLY 1. Standard Requirement for Adequate Water Supply Provision shall be made for an adequate and safe supply of water to all parcels

lots in the subdivision, and no tentative map or tentative parcel map shall be approved unless the Advisory Agency is assured that such safe and adequate water supply will be provided. The requirements for water supply for each subdivision shall be established by the Advisory Agency, upon the recommendation of the Planning Community Development Director. The Planning Community Development Director’s recommendation on the method of water supply required for each subdivision shall be based on the recommendation of the Environmental Health Division and the locational criteria set forth in Section 7024.3.

2. Methods of Water Supply Water shall be supplied to each parcel lot of the subdivision by one of the

following methods: a. Connection to a public or private utility water supply system, in which case

a letter from the public or private utility company shall be submitted to the Planning Community Development Director indicating its ability to serve the proposed subdivision. All improvements shall be installed in accordance with the standards of the existing public or private utility. If the property being subdivided is not currently within the service area of a public or private utility which maintains an existing water supply system, then the subdivider may be required to apply for annexation to or contract with the appropriate utility for service.

b. Establishment of a mutual or private water system subject to approval by

the Environmental Health Division. The creation of a new mutual or private water system will be allowed when the following can be demonstrated:

(1) The new water system will use, as a source of supply, vertical wells

or springs; (2) Water quality and quantity meet the standards of the Environmental

Health Division;

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(3) A permit from the Environmental Health Division is obtained to operate and maintain the newly created water system;

(4) Adequate financing for the new water system is available; (5) Improvements are installed in accordance with Department of

Public Works standards; and (6) Provision is made for (a) ongoing maintenance of the system, and

(b) the protection of all subscribers’ rights to use the system. To this end, the County may require as a condition of subdivision approval that a deed restriction be placed on each parcel lot requiring participation and financial contribution to a private maintenance association, which will be responsible for the long-term maintenance of the water supply system within the subdivision. This deed restriction will be noted on the final map or parcel map when recorded.

c. Service from individual wells, subject to the approval of the Environmental

Health Division. When water supply is provided by wells, the use of vertical wells or springs rather than surface water will be required to serve new development. Stream infiltration galleries and horizontal wells shall not qualify as adequate sources of domestic water supply to serve the proposed subdivision. Wells must be located an adequate distance away from streams and other watercourses to minimize impacts on downstream surface waters. Well permits must be obtained from the Environmental Health Division prior to recordation of the final map or parcel map.

3. Locational Criteria for Determining Water Supply Requirements for Subdivisions a. Urban Areas (1) Domestic water for subdivisions located in urban areas shall be

supplied by connection to an existing water supply system as set forth in Section 7024.2a; or

(2) If connection to an existing water supply system is determined by

the Planning Community Development Director to be infeasible, then he/she may recommend that the subdivider be required to form a mutual water company for the subdivision as specified in Section 7024.2b.

(3) In urban areas, domestic or individual wells shall be allowed to

serve as a water supply source as specified in Section 7024.2c, only when an exception to the requirements set forth in (1) and (2), above, is granted by the Advisory Agency pursuant to Chapter 5.

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The Planning Community Development Director will recommend that individual wells be used to supply water for subdivisions in urban areas only when he/she is satisfied that:

(a) Both connections to an existing water system and the

formation of a mutual water company are infeasible; (b) There is no threat to public health, safety or welfare

presented by the cumulative effects of well drilling in the area; and

(c) Water quality and quantity, and well placement will meet the

standards of the Environmental Health Division. b. Rural Areas (1) Rural Service Centers and Rural Residential Subdivisions Domestic water for subdivisions located in rural service centers and

rural residential subdivisions as designated by the General Plan shall be supplied, whenever possible, by connection to an existing water supply system as set forth in Section 7024.2a. If connection to an existing water supply system is determined by the Planning Community Development Director to be infeasible, then he/she may recommend, based on the number and size of parcels lots in the subdivision that:

(a) The subdivider be required to form a mutual water company

for the subdivision as specified in Section 7024.2b; or (b) That water be supplied for each parcel of the subdivision by

individual wells as specified in Section 7024.2c. (2) Rural Lands For subdivisions located in rural lands, as designated by the

General Plan, wells will be required to serve all non-agricultural parcels lots in the subdivision.

ARTICLE 5. FIRE PROTECTION SECTION 7025. REQUIREMENTS FOR IMPROVEMENTS RELATED TO FIRE PROTECTION 1. Standard Requirement for Improvements Related to Fire Protection

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Each parcel lot created by a subdivision must be provided safe and adequate fire protection, and no tentative map or tentative parcel map shall be approved unless the Advisory Agency is assured that such safe and adequate fire protection will be provided. The requirements for fire protection for each subdivision shall be established by the Advisory Agency in accordance with Sections 7025.2. and 7025.3., below.

2. Subdivisions Within a Fire District For a subdivision of property located in a fire district, the subdivider must install

water mains, fire hydrants, gated connections and other facilities needed to provide water supply of sufficient volume and pressure for fire protection in conformance with standards established by the fire district. Prior to the recordation of any final map or parcel map, the subdivider must furnish a letter from the fire district certifying that such improvements have been installed and are operative; or that a bond or cash deposit in an amount set by the Director of Public Works has been filed with the County Clerk guaranteeing installation of said facilities within twelve (12) months of the date of recording of the map. When a bond or cash deposit has been made, construction beyond the foundation shall not be permitted, and placement or storage of combustible construction materials on site is prohibited, unless approved mitigation to the satisfaction of the fire authority and water purveyor has been installed.

3. Subdivisions Not Within a Fire District For a subdivision of property not included in a fire district, the subdivider shall: a. Install water mains, fire hydrants, gated connections and other such

facilities in accordance with standards satisfactory to the Director of Public Works and the County Fire Chief. Prior to the recordation of any final map or parcel map, the subdivider must present satisfactory evidence that these improvements have been installed and are operative; or that a bond or cash deposit in an amount set by the Director of Public Works has been filed with the County Clerk guaranteeing installation of said facilities within six (6) months of the date of recording the map. When a bond or cash deposit has been made, construction beyond the foundation shall not be permitted, and placement or storage of combustible construction materials on site is prohibited, unless approved mitigation to the satisfaction of the fire authority and water purveyor has been installed.

b. Make provision for ongoing fire protection including, but not limited to,

annexation to a fire district, or otherwise as approved by the Director of Public Works and the County Fire Chief.

ARTICLE 6. STORM DRAINAGE

3.20

SECTION 7026. REQUIREMENTS FOR IMPROVEMENTS RELATED TO STORM DRAINAGE 1. Standard Requirements for Storm Drainage Improvements Each parcel lot created by a subdivision must be adequately drained of all storm

water run-off by a storm drain system that meets County standards, and no tentative map or tentative parcel map shall be approved unless the Advisory Agency is assured that adequate drainage will be provided. The subdivider will be responsible for the design and installation of a storm drainage system as specified in Section 7026.2 and 3, below.

2. Design Criteria All storm or surface waters reaching the subdivision must be collected by a storm

drain system designed to prevent standing or flooding waters and conveyed to an existing storm drain system or natural watercourse as approved by the Director of Public Works. Minimum design criteria for storm drain capacity shall be that of a one-in-ten year storm. Design criteria for a storm of greater magnitude may be required if determined to be necessary by the Director of Public Works for the proposed system to be compatible with related existing and/or planned storm drain facilities. Easements for storm drain purposes shall be a minimum of ten (10) feet in width. The storm drain system shall provide for the protection of adjacent properties that would be adversely affected by any increase in runoff attributed to result in no net increase in runoff from the subdivision. Off-site storm drain improvements may be necessary to satisfy this requirement.

3. Watercourses For a subdivision of property that is traversed by any watercourse, channel,

stream or creek, the subdivider may be required to dedicate to the public rights-of-way or easements, in accordance with Chapter 8 Article 2, for storm drainage purposes. Such easements should conform substantially with the lines of the watercourse and be a minimum of 10 feet in width. The subdivider may be required to dedicate additional rights-of-way or easements as required for structures or channel changes or both, as necessary to dispose of surface and storm waters.

ARTICLE 7. SEWAGE DISPOSAL SECTION 7027. REQUIREMENTS FOR SEWAGE DISPOSAL 1. Standard Requirements for Improvements Related to Sewage Disposal Each parcel lot created by a subdivision must be served by a sanitary sewer or

individual sewage disposal system, and no tentative map or tentative parcel map

3.21

shall be approved unless the Advisory Agency is assured that safe and adequate sewage disposal will be provided. The subdivider will be responsible for the design and installation of a sewage disposal system in accordance with County standards. The type of sewage disposal system to be installed by the subdivider will be established by the Advisory Agency, upon the recommendation of the Planning Community Development Director. The Planning Community Development Director’s recommendation shall be based on the recommendation of the Environmental Health Division and the locational criteria set forth in Section 7027.2, below.

2. Locational Criteria for Determining Sewage Disposal Requirements for

Subdivisions a. Urban Areas (1) For subdivisions in urban areas, connection to an existing sanitary

sewer system shall be required, in which case a letter from the appropriate sewage collection agency shall be submitted to the Planning Community Development Director indicating its ability to serve the proposed subdivision. All improvements shall be installed in accordance with the standards of the sewage collection agency that serves the area. If the property being subdivided is not currently within the service area of a sewage collection agency, then the subdivider may be required to apply for annexation to the appropriate sewage collection agency.

(2) Exceptions to the requirement for sanitary sewer installation in

urban areas shall be allowed only if an exception is granted by the Advisory Agency pursuant to Chapter 5. In such cases, the use of individual sewage disposal systems to serve each parcel lot will be permitted in accordance with the standards of the County Office of Environmental Health.

b. Rural Areas (1) Rural Service Centers For subdivisions located in rural service centers, as designated by

the General Plan, sewage disposal shall be provided, whenever possible, by connection to an existing sanitary sewer system. If connection to an existing sanitary sewer system is determined by the Planning Community Development Director to be infeasible, then he/she may recommend, based on the number and size of parcels lots in the subdivision, that sewage disposal be provided for each parcel lot by an individual sewage disposal system in accordance with Environmental Health Division standards.

3.22

(2) Rural Residential Subdivisions and Rural Lands For subdivisions located in rural residential subdivisions or rural

areas, as designated by the General Plan, each parcel lot must be served by an individual sewage disposal system that meets the standards of the County Office of Environmental Health. In all cases, parcels lots must be of sufficient size to safely accommodate such systems.

ARTICLE 8. UTILITIES SECTION 7028. REQUIREMENTS FOR UTILITIES 1. Standard Requirements for Utility Improvements Each parcel lot within a subdivision must be served by the utilities necessary to

support the intended use including gas, electricity, telephone service, and cable television service where appropriate. The subdivider will be responsible for the design and installation of such utilities in accordance with the standards of the utility agency responsible for service provision in the area.

2. Undergrounding Requirements Established by Area Plans In order to minimize the adverse visual impact of new utility distribution and

transmission structures, the subdivider may be required to install all such new distribution and transmission facilities underground in accordance with any adopted area plan that applies to the area in which the subdivision is located. Where no area plan applies, undergrounding requirements shall be as specified in 3 and 4, below.

3. Minimizing Visual Impact of Utility Structures in Rural Areas In order to minimize the adverse visual impact of new utility distribution and

transmission structures in rural areas, the subdivider will be encouraged to install all such new distribution and transmission facilities underground. In addition, existing overhead distribution lines along streets adjacent to the external boundaries of the subdivision should be placed underground when they are required to be relocated in conjunction with street improvements and utility construction for the subdivision.

Connections for all utility lines placed under streets must be extended to the

right-of-way line and their locations marked upon the curb or sidewalk. All such lines must be installed prior to final street paving.

4. Minimizing Visual Impact of Utility Structures in Urban Areas

3.23

In order to minimize the adverse visual impact of new utility distribution and transmission structures in urban areas, the subdivider will be required to install all such new distribution and transmission facilities underground, except when surrounded by existing development with overhead utility lines. In addition, when undergrounding is required, existing overhead distribution lines along streets adjacent to the external boundaries of the subdivision must be placed underground when they are to be relocated in conjunction with street improvements and utility construction for the subdivision.

Connections for all utility lines placed under streets must be extended to the

right-of-way line and their locations marked upon the curb or sidewalk. All such lines must be installed prior to final street paving.

5. Undergrounding Required in Scenic Corridors a. State Scenic Corridors (1) New utility distribution lines to be located in State scenic corridors

must be installed underground. (2) Existing overhead distribution lines in State scenic corridors must

be installed underground where they are required to be relocated in conjunction with street improvements, or new utility construction.

(3) Exceptions to (1) and (2) above may be approved by the Advisory

Agency pursuant to Chapter 5, where it is not physically practicable to install new or existing distribution lines underground due to topographic features; however, such distribution lines must not be substantially visible from any public road or developed public trails.

b. County Scenic Corridors (1) New utility distribution lines to be located in County scenic corridors

must be installed underground, except as provided in (2), below. (2) For all development within County scenic corridors, exceptions may

be approved by the Advisory Agency pursuant to Chapter 5, when: (a) it is not physically practicable to install new distribution lines

underground due to topographic features; (b) there are conflicts with agricultural or other land uses; and (c) the proposed development is for farm labor housing. 6. Equipment or Facilities Exempt from Undergrounding

3.24

When undergrounding of utilities is required, all utility structures within the

subdivision and along streets adjacent to the exterior boundaries of the subdivision must be placed underground except as follows:

a. Those facilities exempted by the Public Utilities Commission regulations; b. Equipment accessory to underground facilities, such as pedestal-mounted

terminal boxes and meter cabinets, and concealed ducts; and c. Surface-mounted transformers in commercial and industrial subdivisions. ARTICLE 9. SURVEY MONUMENTS SECTION 7029. STANDARD REQUIREMENTS FOR SETTING SURVEY MONUMENTS 1. Setting of Monuments Required In making the survey for the final map or parcel map of the subdivision, the

engineer or surveyor shall set permanent monuments at all exterior boundary corners and angle points except where such monuments already exist. Monuments shall also be set at all street intersections on centerlines or offsets, at the beginnings and ends of curves or points of intersection, and otherwise as directed by the Director of Public Works. In the case of intersecting curved streets, monuments must be placed at the point of intersection of the centerlines where possible.

2. Time Frame for Setting of Monuments a. Monuments to be Set Prior to Recording of Final Map or Parcel Map All survey monuments must be placed by the engineer or surveyor, and

inspected and approved by the Director of Public Works prior to the recording of the final map or parcel map.

b. Exception for Interior Monuments Interior monuments to be placed within the subdivision boundaries need

not be set prior to the recording of the final map or parcel map if the engineer or surveyor certifies on the map that the monuments will be set on or before a specified later date. In addition, the subdivider must provide security, in an amount determined by the Director of Public Works, sufficient to guarantee the setting of the monuments or the reimbursement of the County for the cost of setting the monuments if the subdivider should fail to perform.

3.25

ARTICLE 10. OTHER IMPROVEMENTS SECTION 7030. OTHER IMPROVEMENTS 1. Other Improvements May Be Required Other improvements including, but not limited to, grading, street lights, signs,

street lines and markings, street trees and shrubs, landscaping, bicycle facilities, fences, and sidewalks may also be required as determined by the Planning Community Development Director in accordance with the Subdivision Regulations, the General Plan, or any applicable area plan.

2. Off-Site Improvements The subdivider may be required, as a condition of tentative map or tentative

parcel map approval, to construct improvements on land which the subdivider does not own when necessary to protect public health and safety. In addition, the subdivider may be required to pay the cost of acquiring off-site land or an interest in the land required to construct the off-site improvements.

ARTICLE 11. IMPROVEMENT PLANS AND AGREEMENTS SECTION 7031. IMPROVEMENT PLANS 1. Improvement Plans Required As a condition of approval of a tentative map or tentative parcel map, the

subdivider will be required to submit improvement plans to the Director of Public Works for review and approval prior to beginning improvement construction or prior to approval of the final or parcel map, whichever occurs first. Improvement plans must include, at a minimum, plans for grading, storm drains, landscaping, streets and related facilities. Plans for other improvements may be required as necessary as determined by the Director of Public Works.

2. Preparation Improvement plans must be prepared under the direction of and signed by a

registered civil engineer licensed by the State of California. 3. Form The form of the improvement plans must be as follows: a. Sheet Size

3.26

Plans, profiles and details must be legibly drawn, printed or reproduced on 24" x 36" sheets. Each sheet must have a 1/2" border at top, bottom and right side and 1-1/2" border on the left side.

b. Title Block A suitable title block must be placed in the lower right corner. Adequate

space should also be provided in the lower right corner for approval by the Director of Public Works and for approval of plan revisions.

c. Scale Plans and profiles must be drawn to the scale of 1" = 40' or larger unless

otherwise approved by the Director of Public Works. Details must be drawn to a scale that clearly shows the facility being constructed. The scales for various portions of the plan must be shown on each sheet.

d. Vicinity Map A vicinity map must be included on the first sheet of all sets of plans. e. North Arrow A north arrow must be shown on each sheet when applicable. f. Orientation Plans must be laid out to orient north to the top or right edge of the sheet

unless approved otherwise by the Director of Public Works. g. Lettering All lettering must be 1/8" minimum. h. Cover Sheet If the plans include three (3) or more sheets, a cover sheet showing the

streets, parcels lots, easements, storm drains, index and vicinity map must be included.

i. Additional Requirements The form of all plans must conform to additional requirements as may be

established by the Director of Public Works. 4. Contents

3.27

The improvement plans must show complete plans, profiles and structural details for all required improvements to be constructed, both public and private, including common areas. Where applicable, reference may be made to the San Mateo County Standard Drawings for Public Improvements in lieu of duplicating the drawings.

5. Supplementary Plans and Calculations Hydrology, hydraulic plans and calculations, bonds or other security estimates

and any structural calculations as may be required must be submitted with the improvement plans to the Director of Public Works. All calculations must be legible, systematic, signed and dated by a registered civil engineer and in a form acceptable to the Director of Public Works.

6. Review by the Director of Public Works The subdivider must submit the improvement plans and all computations and an

engineering improvement cost estimate to the Director of Public Works for review. Upon completion of the review, one (1) set of the preliminary plans, with the required revisions indicated, will be returned to the subdivider’s engineer.

7. Approval by the Director of Public Works After completing all required revisions, the subdivider must transmit the originals

of the revised improvement plans to the Director of Public Works for approval. a. If all required revisions have been made and the plans conform to all

applicable County standards, ordinances, design requirements and conditions of the tentative map or tentative parcel map, the Director of Public Works will sign and date the plans. The originals will be returned to the subdivider’s engineer who shall then return five (5) copies to the Director of Public Works.

b. Approval by the Director of Public Works shall in no way relieve the

subdivider or the subdivider’s engineer from responsibility for the design of the improvements and for any deficiencies resulting from the design or from any required conditions of approval of the tentative map or tentative parcel map.

8. Review and Approval by Other Agencies Approval of the improvement plans by the Director of Public Works should not be

construed as approval of the sanitary sewer, water, gas, electric, telephone and cable television service construction plans. Verification that the construction plans for these facilities have been reviewed and approved by the appropriate agency having jurisdiction over such services and facilities will be required prior

3.28

to the start of construction or prior to final map or parcel map approval, whichever occurs first.

9. Plan Checking Fees A deposit, in an amount estimated by the Director of Public Works to be sufficient

to cover all costs of reviewing the improvement plans, must be paid by the subdivider at the time the plans are submitted for checking. If the actual cost of plan checking exceeds the deposited amount, the subdivider will be required to supplement the deposit with an additional amount as determined by the Director of Public Works before the plans will be approved.

SECTION 7032. REVISIONS TO APPROVED IMPROVEMENT PLANS 1. By Subdivider Requests by the subdivider for revisions to the approved improvement plans

must be submitted in writing to the Director of Public Works together with engineered drawings showing the proposed revision. If the requested revision is acceptable to the Director of Public Works, the originals may be revised by the subdivider to reflect the approved change. Copies of the plans as revised must then be sent back to the Director of Public Works. Construction will not be permitted to continue until the revision has been approved, the original plans revised, and revised copies returned to the Director of Public Works.

2. By Planning Community Development Director or Director of Public Works When revisions are deemed necessary by the Community Development Director

or Director of Public Works to protect public health and safety, a notice in writing will be given to the subdivider. The subdivider must revise the plans accordingly and send them to the Director of Public Works for approval. The Director will initial the originals, signifying that the change has been drawn correctly, and return them to the subdivider. The subdivider must then send copies of the revised drawings to the Director of Public Works. Construction of all or any portion of the improvements will be suspended until revised drawings have been submitted and approved, and copies returned to the Director of Public Works.

SECTION 7033. IMPROVEMENT AGREEMENTS 1. Improvement Agreement Authority The agreement pursuant to this section may be entered into by the Public Works

Director on behalf of the County and said official's action may be appealed to the Board of Supervisors which shall periodically review this delegation of authority.

12. Improvement Agreement Required; Provisions

3.29

As a condition of approval of a tentative map or tentative parcel map, the subdivider will be required to enter into a written agreement with the County prior to beginning improvement construction or prior to final map or parcel map approval, whichever occurs first. The improvement agreement will contain the following provisions:

a. That all improvements will be constructed in accordance with the plans

and specifications as previously approved by the Director of Public Works, and will be satisfactorily completed within the time limits specified in Section 7034.2, or within such other time limit as determined by mutual agreement between the County and the subdivider.

b. That the owner/subdivider must maintain the improvements in good

condition and repair and guaranty the same against any defects in material and workmanship for a warranty period of one year from the date of final acceptance by the County.

c. That upon any failure by the owner to complete or maintain the

improvements or to correct any defects, the County may perform any necessary construction, maintenance or corrective work and recover the full cost and expense from the owner/subdivider, including interest from the date of notice of the cost and expense until paid.

d. That the owner must pay to the County the cost of inspecting the

improvements as required in Section 7035.2. e. That the owner/subdivider must furnish to the County the improvement

security required by Section 7033.2. f. That the County will retain the right to modify the plans and specifications

when necessary to protect the public health and safety, and the right to require the subdivider/owner to pay for such modifications.

g. That the subdivider/owner shall ensure that construction will not adversely

affect adjacent properties. h. That the subdivider/owner will release and indemnify the County from all

liability incurred in connection with the subdivision and agree to pay all reasonable attorney’s fees that the County may incur due to any legal action or other proceeding arising from the subdivision under Section 66474.9(b)(1) of the Map Act.

i. That the County shall promptly notify the subdivider of any claim, action or

proceeding arising out of the subdivision and will cooperate fully in the defense.

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j. That this agreement must be recorded in the Office of the County Recorder at the expense of the owner and shall constitute notice to all successors and assigns of the title to the real property of the obligation set forth, and also shall constitute a lien in an amount to fully reimburse the County, including interest as above, subject to foreclosure in event of default in payment.

k. That in the event of litigation occasioned by any default of the owner, the

owner agrees to pay all costs involved, including reasonable attorney’s fees, and that the same will become a part of the lien against the real property.

l. That the terms “subdivider” and “owner” shall include not only the

subdivider and the present owner of the real property but also heirs, successors, executors, administrators and assigns, it being the intent of the parties that the obligations undertaken shall run with the real property and constitute a lien against it.

m. Any other terms, covenants, conditions or provisions as the Board of

Supervisors, the Director of Public Works or the Planning Community Development Director may deem necessary or appropriate.

23. Improvement Security Required

a. In connection with the improvement agreement specified in Section 7033.1, above, the subdivider/owner will furnish to the County good and sufficient security, in one of the forms as authorized under Section 7033.3, in the following amounts and for the following purposes:

(1) Performance Security An amount equal to one hundred percent (100%) of the total

estimated cost of the improvement or of the act to be performed, as determined by the Director of Public Works, securing faithful performance of the act or agreement.

(2) Material and Labor Security An amount between fifty percent (50%) and one hundred percent

(100%) of the total estimated cost of the improvement or of the act to be performed, as determined by the Director of Public Works, securing payment to the contractor, the subcontractors, and persons furnishing labor, materials or equipment for the improvement or the performance of the required act.

(3) Warranty Security

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An amount between fifty percent (50%) and one hundred percent

(100%) of the total estimated cost of the improvement or of the act to be performed, as determined by the Director of Public Works, as continuing security for the owner’s guarantee to correct any defective work done or materials furnished as may be determined during the warranty period, which shall be for a period of one year following the completion and acceptance of the improvements by the Board of Supervisors.

b. The estimate of improvement costs will be as approved by the Director of

Public Works and shall provide for: (1) Ten percent (10%) of the total construction cost for contingencies; (2) Increase for projected inflation; (3) All utility installation costs or a certification acceptable to the

Director of Public Works from the appropriate utility company or agency that adequate security has been deposited to insure installation;

(4) Costs and reasonable expenses and fees, including reasonable

attorney’s fees, incurred by the County in successfully enforcing the obligation secured.

34. Form of Security

a. The security required under Section 7033.2 will be one of the following, at the option of the Director of Public Works:

(1) A performance bond, substantially in the form set forth in

Government Code Section 66499.1, and a labor and material bond, substantially in the form set forth in Government Code Section 66499.2, issued by a corporate surety duly authorized to transact business in the State.

(2) A deposit, either with the County or a responsible escrow agent or

trust company, at the option of the Director of Public Works, of money or negotiable bonds of the kind approved for securing deposits of public monies.

(3) An instrument of credit from one or more financial institutions

subject to regulation by the State or federal government and pledging that the funds necessary to carry out the act or agreement are on deposit and guaranteed for payment, or a letter of credit

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issued by such a financial institution. The form and content of such instrument or letter of credit shall be subject to approval by the County Counsel.

(4) An instrument of credit from an agency of the State, federal or local

government when any agency of such government provides at least twenty percent (20%) of the financing for the portion of the act or agreement requiring security which pledges that the funds necessary to carry out the act or agreement are on deposit and are guaranteed for payment.

(5) A lien upon the property to be divided, created by contract between

the owner and the County, if the Director of Public Works finds that it would not be in the public interest to require the installation of the required improvements sooner than two years after the recordation of the map.

b. Any contract or security interest in real property entered into as security for

performance pursuant to paragraph (5), above, must be recorded with the County Recorder. From the time of recordation of the written contract or document creating a security interest, a lien shall attach to the real property particularly described in the contract or document and shall have the priority of a judgment lien in an amount necessary to complete the agreed to improvements. The recorded contract or security document must be indexed in the Grantor Index to the names of all record owners of the real property as specified on the map and in the Grantee Index to the County.

45. Reduction and Release of Improvement Security a. Reduction in Performance Security Upon written request by the subdivider, the Director of Public Works may

recommend that the Board of Supervisors release all or any portion of the property subject to any lien or security interest created by the subdivision, or subordinate the lien or security interest to other liens or encumbrances, in conjunction with the acceptance of the satisfactory completion of a portion of the improvements, if the Board determines that security for performance is sufficiently secured by a lien on other property or that the release or subordination of the lien will not jeopardize the completion of agreed upon improvements. The amount of reduction of the security will be determined by the Director of Public Works; however, in no case shall the security be reduced to less than ten percent (10%) of the total improvement security given for faithful performance.

b. Release of Security

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(1) Performance Security Except as provided in paragraph a., above, the performance

security will be released only upon acceptance of the improvements by the County and when an approved warranty security has been filed with the Director of Public Works.

(2) Material and Labor Security Security for the payment to the contractor, subcontractors and to

persons furnishing labor, materials or equipment will, six (6) months after the completion and acceptance of the improvements by the County, be reduced to an amount equal to the amount of all claims filed for which notice has been given in writing to the Board of Supervisors. The balance of the security will be released upon the settlement of all claims and obligations for which the security was given.

(3) Warranty Security The warranty security will be released upon satisfactory completion

of the warranty period provided: (a) All deficiencies appearing on the warranty deficiency list for

the subdivision have been corrected; and (b) Not less than twelve (12) months have elapsed since the

acceptance of the improvements by the Board of Supervisors.

ARTICLE 12. IMPROVEMENT CONSTRUCTION, INSPECTION AND ACCEPTANCE SECTION 7034. IMPROVEMENT CONSTRUCTION 1. Prior to Start of Construction Before construction of improvements may begin, the subdivider must have

completed the following: a. Improvement plans have been submitted and approved by the Director of

Public Works as required in Section 7031; b. An improvement agreement has been entered into as required in Section

7033; c. An inspection fee has been paid as required in Section 7035.2;

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d. Any additional permits that may be required by the Planning and Building

Division Department, the Department of Public Works or an affected utility or service agency or district have been obtained;

e. A preconstruction conference with the Director of Public Works or

authorized representative has been held; and f. A written notice has been submitted to the Director of Public Works,

notifying the County at least forty-eight (48) hours in advance that construction will begin.

2. Construction Time Limits and Extensions a. Major Subdivisions (1) Standard Requirement The subdivision improvements must be completed by the

subdivider within twelve (12) months from the recording of the final map. Should the subdivider fail to complete the improvements within the specified time, the County may, at its option, complete any or all uncompleted improvements and the parties executing the surety or sureties will be firmly bound for the payment of all necessary costs.

(2) Exceptions (a) At its option, the County may require completion of the

improvements prior to the recording of the final map if found to be necessary for public health or safety or for the orderly development of the surrounding area.

(b) The time limit for completion may be longer or shorter than

the standard twelve (12) months if agreed upon by the subdivider and the County. The mutually accepted time limit must be specified in the improvement agreement.

b. Minor Subdivisions (1) Standard Requirement Completion of subdivision improvements will be required prior to

issuance of a building permit or other grant of approval for the development of any parcel lot within the subdivision.

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(2) Exceptions (a) A construction time limit may be set by mutual agreement

between the County and the subdivider. This time limit should be specified in the improvement agreement.

(b) The County may require the completion of the improvements

by a specified date following approval of the parcel map if the Director of Public Works finds it is necessary for reasons of public health and safety, or the required construction is a necessary prerequisite to the orderly development of the surrounding area.

c. Remainder Parcels

(1) A remainder parcel must:

(a) be accessible from an existing public or private roadway;

(b) be serviceable by existing off-site and/or future on-site

utilities/facilities;

(c) be buildable in terms of available land area in sufficient quantity and with appropriate characteristics capable of accommodating a structure in keeping with the land use(s) permissible by the zoning on the property; therefore, all remainder parcels in the RM Zone must retain a density credit from the density credits previously approved for the subdivision application by the County.

(12) Except in the PAD or the RM/CZ zoning districts, where remainder

parcels are made a part of a final map or parcel map, the owner may be required to enter into an agreement with the County to construct improvements within the remainder at some future date and prior to the issuance of a permit or other grant of approval for the development of a remainder parcel. The improvements must be paid for by the owner. In the absence of an agreement, the County may require fulfillment of the construction requirements within a reasonable time following approval of the final map or parcel map and prior to the issuance of a permit or other grant of approval for the development of the remainder parcel, upon a finding that construction of improvements within the remainder is necessary for reasons of public health and safety, or the required

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construction is a necessary prerequisite to the orderly development of the surrounding area.

(23) A designated remainder parcel may subsequently be sold without

any further requirement of the filing of a parcel map or final map, but the County may require a certificate of compliance or conditional certificate of compliance.

d. Extensions (1) If the time limit specified for completion of improvements will not be

met by the subdivider, it may be extended by the Board of Supervisors for major subdivisions and by the Director of Public Works for minor subdivisions upon written request by the subdivider and the submittal of adequate evidence to justify the extension. The request must be made not less than thirty (30) days prior to expiration of the subdivision improvement agreement.

(2) The subdivider must enter into a subdivision improvement

agreement extension with the County. The agreement must be prepared and signed by the Director of Public Works, approved as to form by the County Counsel, and executed by the subdivider. For major subdivisions, the extension agreement should be transmitted to the Board of Supervisors for its consideration. If approved by the Board, the President of the Board of Supervisors will execute the agreement on behalf of the County.

(3) In exchange for consideration of a subdivision improvement

agreement extension, the following may be required: (a) Revision of improvement plans to provide for current design

and construction standards when required by the Director of Public Works.

(b) Revised improvement construction estimates to reflect

current improvement costs as approved by the Director of Public Works.

(c) Increase of improvement securities in accordance with

revised construction estimates. (d) Inspection fees may be increased to reflect current

construction costs.

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(4) The Board of Supervisors or Director of Public Works, as the case may be, may impose additional requirements as a condition to approving any time extension for the completion of improvements.

(5) The costs incurred by the County in processing an extension of

time for improvement completion must be borne by the subdivider at actual cost plus twenty-five percent (25%) of such cost for overhead expenses.

SECTION 7035. INSPECTIONS 1. Inspections Required All improvements are subject to regular inspections by the Director of Public

Works or authorized representative. 2. Inspection Fee A fee will be charged to the subdivider to cover the actual costs incurred by the

County for inspection of the improvement construction. Prior to the start of construction, or final map or parcel map approval, whichever occurs first, the subdivider must deposit with the County an amount estimated by the Public Works Director to be sufficient to cover all costs of such inspection. If the actual cost exceeds the deposited amount, the subdivider will be required to supplement the deposit with an additional amount as determined by the Director of Public Works before any further construction is permitted to continue.

3. Preliminary Final Inspection a. Upon completion of the subdivision improvements, the subdivider must

apply in writing to the Director of Public Works for a preliminary final inspection. The Director of Public Works or authorized representative will schedule a preliminary final inspection.

b. A deficiency list will be compiled during the inspection, noting all

corrections or any additional work required. If the number of items is excessive or the subdivision appears incomplete, the preliminary final inspection may be halted and rescheduled on a date as determined by the Director of Public Works or authorized representative.

c. When the preliminary final inspection has been completed, a copy of the

deficiency list will be transmitted to the subdivider for correction. 4. Final Inspection

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a. Upon completing all corrections or additional work as outlined by the deficiency list, the subdivider must certify in writing that all corrections have been completed satisfactorily and request a final inspection. The Director of Public Works or authorized representative will then make a final inspection.

b. The completion of corrections indicated by the deficiency list will not

relieve the subdivider from the responsibility of correcting any deficiency not shown on the list that may be subsequently discovered during the one year warranty period.

c. After successfully passing the final inspection, the subdivider must submit

to the Director of Public Works a reproducible set of as-built improvement plans.

SECTION 7036. COMPLETION AND ACCEPTANCE OF IMPROVEMENTS 1. Completion The construction of improvements must be completed within the time limits

prescribed by Section 7034.2. When all improvement deficiencies have been corrected and as-built improvement plans filed, the subdivision improvements will be considered by the County for acceptance.

2. Acceptance a. Improvements dedicated to the public must be accepted by the Board of

Supervisors for both major and minor subdivisions. The Director of Public Works or other authorized representative may be responsible for the acceptance of improvements in minor subdivisions, if they are private improvements. Acceptance of the improvements shall imply only that the improvements have been completed satisfactorily and that in the case of public improvements, they have been accepted for public use.

b. Notice of Completion If the subdivision improvements have been accepted by the County, the

Director of Public Works will file with the Clerk of the Board of Supervisors a Notice of Completion to be recorded with the County Recorder.

3. Acceptance of a Portion of the Improvements When requested by the subdivider in writing, the County may consider

acceptance of a portion of the improvements as recommended by the Director of Public Works. The improvements will be accepted by the County only if it is in

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the public interest to do so. Acceptance of a portion of the improvements shall not relieve the subdivider from any other requirements imposed by this Chapter.

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CHAPTER 4

EXACTIONS ARTICLE 1 - GENERAL PROVISIONS SECTION 7037. PURPOSE AND SCOPE OF CHAPTER ARTICLE 2 - ROADS, STREETS, AND OTHER PUBLIC RIGHTS-OF-WAY SECTION 7038. GENERAL REQUIREMENTS SECTION 7039. STANDARD REQUIREMENTS SECTION 7040. PROCEDURE FOR DEDICATION OF

ROADS, STREETS, AND OTHER RIGHTS-OF-WAY FOR SPECIFIED PUBLIC PURPOSES

SECTION 7041. WAIVER OF DIRECT STYREET ACCESS ARTICLE 3 - TRANSIT FACILITIES SECTION 7042. GENERAL REQUIREMENTS SECTION 7043. LIMITATIONS AND EXEMPTIONS SECTION 7044. STANDARD REQUIREMENTS SECTION 7045. PROCEDURE FOR DEDICATION OF

TRANSIT FACILITIES ARTICLE 4 - BIKEWAYS SECTION 7046. GENERAL REQUIREMENTS SECTION 7047. LIMITATION SECTION 7048. STANDARD REQUIREMENTS SECTION 7049. PROCEDURE FOR DEDICATION OF

BIKEWAYS ARTICLE 5 - PUBLIC FACIITIES

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SECTION 7050. GENERAL REQUIREMENTS SECTION 7051. STANDARD REQUIREMENTS SECTION 7052. PROCEDURE FOR RESERVATION OF LAND

FOR PUBLIC FACILITIES ARTICLE 6 - PARK AND RECREATION FACILITIES SECTION 7053. GENERAL REQUIREMENTS SECTION 7054. EXEMPTIONS SECTION 7055. STANDARD REQUIREMENTS SECTION 7056. PROCEDURE FOR DEDICATION OF PARK

AND RECREATION FACILITIES SECTION 7057. PROCEDURE FOR COLLECTION AND USE

OF PARK AND RECREATION FEES ARTICLE 7 - ACCESS TO OCEAN SHORELINE SECTION 7058. GENERAL REQUIREMENTS SECTION 7059. LIMITATIONS SECTION 7060. STANDARD REQUIREMENTS SECTION 7061. PROCEDURE FOR SECURING OCEAN

SHORELINE ACCESS ARTICLE 8 - ACCESS TO BAY SHORELINE OR PUBLICLY OWNED LAKES

AND RESERVOIRS SECTION 7062. GENERAL REQUIREMENTS SECTION 7063. LIMITATIONS SECTION 7064. STANDARD REQUIREMENTS SECTION 7065. PROCEDURE FOR DEDICATING ACCESS

TO BAY SHORELINE OR TO PUBLICLY OWNED LAKES OR RESERVOIRS

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ARTICLE 9 - AGRICULTURAL PROTECTION IN THE PLANNED AGRICULTURAL DISTRICT

SECTION 7066. GENERAL REQUIREMENTS SECTION 7067. EXEMPTIONS SECTION 7068. STANDARD REQUIREMENTS SECTION 7069. PROCEDURE FOR DEDICATING

AGRICULTURAL EASEMENTS ARTICLE 10 - OPEN SPACE PRESERVATION IN THE RESOURCE

MANAGEMENT/COASTAL ZONE DISTRICT SECTION 7070. GENERAL REQUIREMENTS SECTION 7071. EXEMPTION SECTION 7072. STANDARD REQUIREMENTS SECTION 7073. PROCEDURE FOR DEDICATING

CONSERVATION/OPEN SPACE EASEMENTS

ARTICLE 11 - SCHOOL SITES SECTION 7074. GENERAL REQUIREMENTS SECTION 7075. LIMITATION AND EXEMPTION SECTION 7076. STANDARD REQUIREMENTS SECTION 7077. PROCEDURE FOR DEDICATION OF

SCHOOL SITES ARTICLE 12 - SUPPLEMENTAL IMPROVEMENT CAPACITY SECTION 7078. GENERAL REQUIREMENTS SECTION 7079. EXEMPTIONS SECTION 7080. STANDARD REQUIREMENTS

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SECTION 7081. PROCEDURE FOR DEDICATION AND REIMBURSEMENT FOR SUPPLEMENTAL IMPROVEMENTS

ARTICLE 13 - STORM DRAINAGE AND SANITARY SEWER FACILITIES SECTION 7082. GENERAL REQUIREMENTS SECTION 7083. LIMITATION SECTION 7084. CRITERIA FOR ENACTING A STORM

DRAINAGE OR SANITARY SEWER FEE ORDINANCE

SECTION 7085. PROCEDURE FOR PAYMENT OF STORM

DRAINAGE OR SANITARY SEWER FEE ARTICLE 14 - BRIDGES, AND MAJOR THOROUGHFARES, AND OTHER

TRANSPORTATION FACILITIES SECTION 7086. GENERAL REQUIREMENTS SECTION 7087. LIMITATION SECTION 7088. CRITERIA FOR ENACTING A BRIDGE, OR

MAJOR THOROUGHFARE, AND OTHER TRANSPORTATION FACILITIES FEE ORDINANCE

SECTION 7089. PROCEDURE FOR PAYMENT OF BRIDGE,

OR MAJOR THOROUGHFARE, AND OTHER TRANSPORTATION FACILITIES FEES

ARTICLE 15 - GROUNDWATER RECHARGE FACILITIES SECTION 7090. GENERAL REQUIREMENTS SECTION 7091. LIMITATION SECTION 7092. CRITERIA FOR ENACTING A

GROUNDWATER RECHARGE FACILITY FEE ORDINANCE

SECTION 7093. COLLECTION OF FEES

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ARTICLE 1. GENERAL PROVISIONS SECTION 7037. PURPOSE AND SCOPE OF CHAPTER The purpose of this Chapter is to establish the County’s requirements and procedures for subdivision exactions. In exchange for granting subdivision approval, the County will generally require certain exactions from the subdivider. Such exactions will be required to: (1) offset the additional responsibilities the County will incur as a result of subdivi-sion and development activities; (2) protect the health, safety and welfare of the public; and (3) implement the County General Plan and any adopted area plan. The exaction requirements set forth in this Chapter shall apply in every case where the exaction substantially advances a legitimate County interest and does not deny the owner all economically viable use of the property to be subdivided. ARTICLE 2. ROADS, STREETS, AND OTHER PUBLIC RIGHTS-OF-WAY SECTION 7038. GENERAL REQUIREMENTS As a condition of approval of a tentative map or a tentative parcel map, the subdivider will be required to dedicate or make an irrevocable offer of dedication of all land within the subdivision that is needed for streets, alleys, including access rights and abutter’s rights, drainage, public utility easements and other public easements including, but not limited to, trails. In addition, the subdivider may be required to improve all such streets and easements. SECTION 7039. STANDARD REQUIREMENTS Dedications and improvements for roads, streets, and alleys must be of sufficient size, location and type as needed to provide safe, routine and emergency access to all resulting parcels lots of the subdivision. Dedications and improvements for public utility and other public easements must be of sufficient size, location and type as needed to meet their intended purpose. In all cases, the requirements for dedications and improvements will be consistent with the County General Plan, any applicable area plan and the design and improvement requirements contained in Chapter 3 of the Subdivision Regulations. SECTION 7040. PROCEDURE FOR DEDICATION OF ROADS, STREETS, AND OTHER RIGHTS-OF-WAY FOR SPECIFIED PUBLIC PURPOSES 1. Dedication by Statement on Final Map or Parcel Map a. Dedications of or offers to dedicate interests in real property for specified

public purposes shall be made by a statement on the final map or parcel map, signed and acknowledged by all parties having record title interest in the real property being subdivided. Signatures of parties owning certain types of interest, as described in Section 66436 of the Map Act, may be

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omitted if their names and the nature of their respective interests are stated on the map.

b. If any street shown on a final or parcel map is not offered for dedication,

the statement may contain a declaration to this effect. If this declaration appears on the final or parcel map and the map is approved, then use of the street or streets by the public shall be permissive only.

c. Offers of dedication of real property for street or public utility easement

purposes shall be deemed not to include any public utility facilities located on or under the real property, unless and only to the extent that an intent to dedicate the facilities is expressly declared in the statement.

2. Acceptance of Offers of Dedication a. At the time of final map or parcel map approval, the Board of Supervisors

will accept, accept subject to improvement, or reject, on behalf of the public, any offer of dedication for public use in conformity with the terms of the offer of dedication. The action taken will be stated on the map.

b. Acceptance of offers of dedication on a final map or parcel map will not be

effective until the final map or parcel map or a resolution of acceptance is recorded in the Office of the County Recorder.

c. The Board of Supervisors may accept into the County road system any

road for which an offer of dedication has been accepted or accepted subject to improvement.

d. The County’s acceptance of offers of dedication shall not, in and of itself,

constitute an agreement by the County to assume responsibility for improvement or maintenance.

3. County to Record Certificate for Dedications a. If property is dedicated in fee for public purposes, or for making public

improvements or constructing public facilities, other than for open space, parks or schools, the County shall record a certificate with the County Recorder. The certificate shall be attached to the final or parcel map and shall contain all of the following information:

(1) The name and address of the subdivider dedicating the property; (2) A legal description of the real property dedicated; (3) A statement that the County shall reconvey the property to the

subdivider if the County makes a determination pursuant to this

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section that the same public purpose for which the property was dedicated does not exist, or the property or any portion thereof is not needed for public utilities as specified in (c), below.

b. The subdivider may request that the County make the determination that

the same public purpose for which the dedication was required still exists, after payment of a fee set by resolution of the Board of Supervisors. The determination may be made by reference to a capital improvement plan, an applicable general or specific plan requirement, the subdivision map, or other public documents that identify the need for the dedication.

c. If the County has determined that the same public purpose for which the

dedication was required does not exist, it shall reconvey the property to the subdivider or the successor in interest, as specified in (a), above, except for all or any portion of the property that is required for that same public purpose or for public utilities.

d. If the County decides to vacate, lease, sell or otherwise dispose of the

dedicated property, the County shall give at least sixty (60) days notice to the subdivider whose name appears on the certificate before vacating, leasing, selling or otherwise disposing of the dedicated property. This notice is not required if the dedicated property will be used for the same public purpose for which it was dedicated.

4. Rejected Offers a. Rejected Offers to Remain Open At the time of final or parcel map approval, if any streets, alleys, public

utility easements, rights-of-way for local transit facilities, or storm drainage easements are rejected subject to Section 771.010 of the Code of Civil Procedure, the offer(s) of dedication will continue to remain open. Without any further action by the subdivider, at any time the Board of Supervisors may by resolution rescind the rejection, and accept and open such dedications for public use. This acceptance will be recorded with the County Recorder.

b. Termination of Rejected Offers Rejected offers of dedication that remain open as described in paragraph

a, above, may be terminated and abandoned: (1) When the procedure prescribed for the summary vacation of streets

in Part 3 of Division 9 of the Streets and Highways Code is followed; or

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(2) When an application for resubdivision or reversion to acreage of a tract is filed, if the Board of Supervisors in approving the application finds that previously rejected dedications or offers of dedication are unnecessary for present or future public purpose, then such dedications or offers will be terminated when the new final map or parcel map is recorded with the County Recorder.

SECTION 7041. WAIVER OF DIRECT STREET ACCESS As a condition of approval of any subdivision, the County may require that dedications or offers of dedication of streets include a waiver of direct access rights to any dedica-ted street from any abutting property as shown on a final or parcel map. If the dedica-tion is accepted, the waiver will become effective in accordance with the provisions contained in the owner’s certificate of the final or parcel map. ARTICLE 3. TRANSIT FACILITIES SECTION 7042. GENERAL REQUIREMENTS As a condition of approval of a tentative map, the subdivider may be required to dedicate or make an irrevocable offer of dedication for all land within the subdivision that is needed for local transit facilities including, but not limited to, bus turnouts, benches, shelters, and similar items that directly benefit the residents of the subdivision. In addition, the subdivider may be required to install such transit facilities. SECTION 7043. LIMITATIONS AND EXEMPTIONS 1. Limited Application The requirement for dedication and installation of transit facilities may only be

applied to the following required of any subdivisions: where, by virtue of its location along or proximity to existing or planned public transit route(s), such required transit facility(s) will augment the availability or choice of transit options for residents of or visitors to the subdivision.

a. A subdivision containing one hundred (100) acres or more; or b. A subdivision that, as shown on the tentative map, has the potential for

two hundred (200) or more dwelling units, if developed to the maximum density allowed by the General Plan or any applicable area plan.

In addition, prior to imposing the requirement for the dedication of transit facilities,

the County must find that transit services are or will be made available to the subdivision within a reasonable time period.

2. Exemption

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The requirement for dedication and installation of transit facilities does not apply

to condominium projects or stock cooperatives which consist of the subdivision of airspace in an existing apartment building that is more than five (5) years old, when no new dwelling units are added.

SECTION 7044. STANDARD REQUIREMENTS Dedications and improvements for transit facilities must be of sufficient size, location and type as necessary to meet the transit needs of the subdivision. In all cases, the requirements for dedications and improvements will be consistent with the transit-related policies of the County General Plan and any applicable area plan. The requirements will also be determined by consultation with SamTrans or other transit provider serving the area. SECTION 7045. PROCEDURE FOR DEDICATION OF TRANSIT FACILITIES Dedications of or offers to dedicate interests in real property for transit facilities shall be made in accordance with Section 7040. ARTICLE 4. BIKEWAYS SECTION 7046. GENERAL REQUIREMENTS As a condition of approval of a tentative map, whenever a subdivider is required to dedicate roadways to the public, the subdivider may also be required to dedicate and improve such additional land as may be necessary and feasible to provide bicycle paths for the use and safety of the residents of the subdivision. SECTION 7047. LIMITATION The requirement for dedication and improvement of bikeways may only be applied to a required of any subdivision containing two hundred (200) or more parcels as shown on the final map of the subdivision with proximity to existing or planned bikeway(s) sufficient for residents of our visitors to the subdivision to readily utilize such required bikeway. SECTION 7048. STANDARD REQUIREMENTS Dedications and improvements for bikeways must be of sufficient size, location and type as necessary to serve the subdivision. In all cases, the requirements for dedications and improvements will be consistent with the County General Plan, particularly the County Bikeways Plan, and any applicable area plan.

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SECTION 7049. PROCEDURE FOR DEDICATION OF BIKEWAYS Dedications of or offers to dedicate interests in real property for bikeways shall be made in accordance with Section 7040. ARTICLE 5. PUBLIC FACILITIES SECTION 7050. GENERAL REQUIREMENTS As a condition of approval of a tentative map or a tentative parcel map, the subdivider may be required to reserve all land within the subdivision that is needed for public facilities including, but not limited to, fire stations, libraries, parks and other public uses and facilities. SECTION 7051. STANDARD REQUIREMENTS 1. Reservations for public facilities must be of sufficient size, location and type as

needed to meet their intended purpose. In all cases, the location of a public use for which the land is dedicated or reserved must be supported by and consistent with the policies and standards of the General Plan and any applicable area plan.

2. Requirements for the amount and location of the land to be reserved will be

further determined by consultation with the organization or agency that is responsible for the operation of the public facility in question. For example, if land is to be set aside for a fire station, the fire district having jurisdiction in the area will be consulted.

3. Reserved areas must be of such size and shape as to permit the balance of

property within which they are located to develop in an orderly and efficient manner. The land to be reserved must also be designed so as to permit an efficient division and development of the reserved area in the event that it is not acquired within the time period established by Section 7052, below.

SECTION 7052. PROCEDURE FOR RESERVATION OF LAND FOR PUBLIC FACILITIES 1. At the time of final map or parcel map approval, the County or other public

agency for whose benefit an area has been reserved will enter into a binding agreement with the subdivider to acquire the reserved area within two (2) years after the completion and acceptance of all improvements, unless such period of time is extended by mutual agreement.

2. The purchase price will be the market value of the land and any improvements at

the time of the filing of the tentative map or parcel map plus the taxes against the reserved area from the date of reservation and any other costs incurred by the

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subdivider in the maintenance of the reserved area, including interest costs incurred on any loan covering the reserved area.

3. If the public agency for whose benefit an area has been reserved does not enter

into a binding agreement to acquire the reserved area within two (2) years after the completion and acceptance of all improvements, the reservation of the area will automatically terminate.

ARTICLE 6. PARK AND RECREATION FACILITIES SECTION 7053. GENERAL REQUIREMENTS As a condition of approval of a tentative map or tentative parcel map, the subdivider will be required to shall dedicate land or pay a fee in lieu of dedication for the purposes of (a) acquiring, developing, or rehabilitating County park and recreation facilities, and/or (b) assisting other providers of park and recreation facilities in acquiring, developing, or rehabilitating facilities that will serve the proposed subdivision. The provisions of this article are enacted pursuant to Section 66477 of the State Government Code and are hereby found to be consistent with the recreational policies of the General Plan. SECTION 7054. EXEMPTIONS The following subdivisions are exempt from the park and recreation dedication and fee requirements: 1. Subdivisions containing less than five (5) parcels lots and not used for residential

purposes. However, a condition may be placed on the tentative approval of any such subdivision that, if a building permit is requested for construction of a residential structure or structures on one or more of such parcels lots within four years from the date the parcel map is recorded, the fee in lieu of dedication, as prescribed in this article, shall be paid by the owner of each such parcel lot as a condition to the issuance of the building permit.

2. Commercial and industrial subdivisions. 3. Condominium projects or stock cooperatives that consist of the subdivision of

airspace in an existing apartment building which is more than five (5) years old, when no new dwelling units are added.

SECTION 7055. STANDARD REQUIREMENTS 1. Standard Consistent with the County General Plan, the County finds that the public health,

welfare and safety require that three (3) acres of real property for each one

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thousand persons residing in the County be devoted to park and recreational purposes.

2. Parkland Dedication When, based upon the recreational policies of the County General Plan or any

applicable area plan, the County determines that park land is required support the location of a park or recreational facility within the proposed subdivision to serve the immediate or future needs of its residents, the subdivider will be required to dedicate land within the subdivision for park and recreational purposes. The amount of land to be dedicated will be based on the standard established in subsection 1, above, and in accordance with the following formulas:

Parkland Demand Due to

Subdivision (acres) = Number of Persons Per

Subdivision x .003 Acres

Person Number of Persons Per

Subdivision = Number of Dwelling

Units Per Subdivision x Number of

Persons Per Dwelling Unit

Number of persons per dwelling is determined by using data on household size

from the most recent federal census. 3. Fees In Lieu of Land Dedication When the proposed subdivision contains fifty (50) parcels lots or less, an in-lieu

fee only may shall be required of the subdivider. For subdivisions with more than fifty (50) parcels, at the County’s option either an in-lieu fee or dedication of land may shall be required. If a fee is imposed, the amount of the fee shall be equal to the value of the amount of land which would otherwise be dedicated pursuant to 2, above, and is determined by the following formula:

Parkland Fee

(dollars) = Parkland Demand Due

to Subdivision (acres) x Value Per Acre of Parcel

Proposed for Subdivision (dollars/acre)

Value, per acre of parcel proposed for subdivision, is determined by using the

assessed value of the parcel proposed for subdivision as shown in the most recent equalized assessment roll.

4. Credit for Private Open Space or Improvements a. Credit for Private Open Space

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Where private open space for park and recreational purposes is provided in a planned development, real estate development, stock cooperative or community apartment project and such space is to be privately owned and maintained by future residents of the development, a credit not to exceed fifty percent (50%) may be given against the requirement of dedication for park and recreation purposes or payment of in lieu fees, provided the Board of Supervisors finds that it is in the public interest to do so, and that the following standards are met: (1) That yards, court areas, setbacks and other open areas required to

be maintained by the zoning and building regulations are not included in the computation of such private open space; and

(2) That the private ownership and maintenance of the open space is

adequately provided for by written agreement, conveyance or restrictions; and

(3) That the use of the private open space is restricted for park and

recreational purposes by recorded covenants which run with the land in favor of the future owners of property within the subdivision and which cannot be defeated or eliminated without the consent of the Board of Supervisors; and

(4) That the proposed private open space is reasonably adaptable for

use for park and recreational purposes, taking into consideration such factors as size, shape, topography, geology, access and location of the private open space land; and

(5) That facilities proposed for the open space are in substantial

accordance with the provisions of the recreational policies of the General Plan and any applicable area plan and are approved by the Board of Supervisors.

b. Credit for Improvements If a subdivider provides park and recreational improvements to dedicated

land, the value of the improvements together with any equipment will be credited against the dedication of land or payment of fees required by this article.

SECTION 7056. PROCEDURE FOR DEDICATION OF PARK AND RECREATION FACILITIES Dedications of or offers to dedicate interests in real property for park and recreation facilities shall be made in accordance with Section 7040.

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SECTION 7057. PROCEDURE FOR COLLECTION AND USE OF PARK AND RECREATION FEES 1. Fees will be conveyed or paid directly to the County Parks Director of Parks and

Recreation. 2. The County will deposit collected fees in a trust or other similar fund. The County

or other provider to which the fees are paid will develop a schedule pursuant to the Map Act specifying how, when, and where they will use the fees.

3. The County will: (a) expend fund monies, including accrued interest, for

acquiring, developing, and rehabilitating County park and recreational facilities to serve the residents of the subdivision; and/or (b) transfer fund monies to other providers of park and recreation facilities within unincorporated San Mateo County that will serve the proposed subdivision; and/or (c) any combination thereof. In addition, fees may be used for the purpose of developing new or rehabilitating existing park or recreational facilities in a neighborhood other than the neighborhood in which the subdivision for which fees were paid is located if all of the following requirements are met:

a. The neighborhood in which the fees are to be expended has fewer than three acres of park area per 1,000 members of the neighborhood population.

b. The neighborhood in which the subdivision for which the fees were

paid has a park area per 1,000 members of the neighborhood population ratio that meets or exceeds the ratio calculated pursuant to subparagraph (A) of paragraph (2), but in no event is less than three acres per 1,000 persons.

c. The legislative body holds a public hearing before using the fees

pursuant to this subparagraph.

d. The legislative body makes a finding supported by substantial evidence that it is reasonably foreseeable that future inhabitants of the subdivision for which the fee is imposed will use the proposed park and recreational facilities in the neighborhood where the fees are used.

e. The fees are used within a specified radius that complies with the

city’s or county’s ordinance adopted pursuant to subdivision (a), and are consistent with the adopted general plan or specific plan of the city or county. For purposes of this clause, “specified radius” includes a planning area, zone of influence, or other geographic region designated by the city or county, that otherwise meets the requirements of this section.

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4. The fees collected will be committed within five (5) years of payment or the

issuance of building permits on one-half of the parcels lots created by the subdivision, whichever occurs later. If the fees are not committed, they will be distributed and paid, without any deductions, to the then record owners of the subdivision in the same proportion that the size of their parcel lot bears to the total area of parcels lots within the subdivision.

ARTICLE 7. ACCESS TO OCEAN SHORELINE SECTION 7058. GENERAL REQUIREMENTS As a condition of approval of a tentative map or tentative parcel map for a subdivision of land located between the Pacific Ocean shoreline and the nearest public road, the subdivider is required to protect all existing access to coastal resources, and if none exist, will be required to provide reasonable public access by fee title or easement from public highways to land below the ordinary high water mark on the coastline within or at a reasonable distance from the subdivision. Where the provision of safe access is not possible, the subdivider will be required to pay an in-lieu fee. SECTION 7059. LIMITATIONS The County will not deny either a tentative map or tentative parcel map, or a final or parcel map solely on the basis that the required access is not provided through or across the subdivision itself, if the County makes a finding that reasonable access is otherwise available within a reasonable distance from the subdivision and an in-lieu fee is to be paid. This finding shall be set forth on the face of the tentative map or tentative parcel map. SECTION 7060. STANDARD REQUIREMENTS 1. Factors Considered in Determining Access Requirements The type of public access and the level of improvement required of the subdivider

will be based on the policies of the Shoreline Access Component of the County’s Local Coastal Program. In particular, as prescribed in LCP Policy 10.30, the subdivider’s responsibility for the provision of access will be based on following factors: (a) the size and type of the subdivision; (b) the benefit to the subdivider; (c) the priority given to the type of development that the subdivision is intended to accommodate under the Local Coastal Program; and (d) the impact of the subdivision and subsequent development, particularly the burden the proposed subdivision/ development would place on the public right of access to and use of the shoreline.

2. Access or Fee Required

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a. A subdivider will be required to provide public access where the following shoreline destinations occur: (1) beaches which are large enough to provide space for easy retreat from normal tidal action, (2) bluffs which are large enough and of a physical character to accommodate safety improvements and which provide room for public use as a vista point, and (3) beaches and bluffs designated appropriate for public use in the Site Specific Recommendations for Shoreline Destinations Table (Table 10.6 of the Local Coastal Program).

b. Where lateral access areas/shoreline destinations occur, as described in

(a), above, public access will be required in accordance with the following: (1) For all minor land divisions, the subdivider will be required to grant

or dedicate vertical and/or lateral access to either a private group or a public agency which is acceptable to the County. Responsibility for improvement and maintenance of the access will be assumed by the public agency or private group to which access is granted.

(2) For all major subdivisions, the subdivider will be required to

dedicate or grant vertical and/or lateral access to a public agency or private group which is acceptable to the County. The subdivider may also be required to improve and maintain such access.

(3) Any access provided shall be located so as to be safe from

flooding and shoreline erosion over the life of the development, based upon a realistic, science-based projection of sea level rise. Such projection shall coincide with the life of the development.

c. In areas where there are no shoreline destinations of the type described in

paragraph a, above, and it is not possible to provide public access due to physical constraints or public safety considerations, payment of an in-lieu fee will be required.

3. Standard Requirements for Access a. When Access is Required When public access is required pursuant to Section 7060.2, above, then a

dedication or grant of either an easement or fee interest will be requested from the subdivider as follows:

(1) If the land is to be used only to travel to and along the shoreline,

then grant/dedication of an easement only will be required; or

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(2) If the land is to be used for more intensive development of recreational facilities, then grant/dedication of fee interest will be required.

b. Grant or Dedication Whether a grant or dedication of land is required will be determined as

follows: (1) A grant of fee interest or easement will be required when a private

agency or association acceptable to the County is currently ready to accept the grant.

(2) An offer of dedication of a fee interest or easement will be required

when a public agency acceptable to the County is currently ready to accept the dedication.

(3) An irrevocable offer of dedication will also be required when no

agency or association is available to accept the access. Until the offer is accepted by a public agency or private association acceptable to the County, or the landowner consents, the dedicated accessway should not be open to the public.

(4) If any offer to dedicate is not accepted within the timeframes

prescribed in Section 7061.4.a. and b., as applicable, then an in-lieu fee shall be paid to the County for acquiring or improving access.

c. When Improvements are Required (1) When a subdivider is required to install access improvements for a

major subdivision, they will be in accordance with the Shoreline Access Component of the County’s Local Coastal Program.

(2) When shoreline access will be improved, maintained and operated

by the property owner, recorded deed restrictions that bind the owner and successors to allowing public access and recreation on specified portion of the property will be required as a means to insure that access will remain open to the public.

4. Standard Requirement for In-Lieu Fee When the payment of an in-lieu fee is required, the amount of the fee will be

based on the costs of access provision to other coastal land owners undertaking developments of a similar size and impact. In-lieu fees shall be

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commensurate with the requirements of Section 7060.2.b.(1) or (2), as applicable.

SECTION 7061. PROCEDURE FOR SECURING OCEAN SHORELINE ACCESS 1. Dedication by Statement on Final Map or Parcel Map Dedications of or offers to dedicate interests in real property for ocean shoreline

access must be made by a statement on the final map or parcel map, signed and acknowledged by all parties having record title interest in the real property being subdivided. Signatures of parties owning certain types of interest, as described in Section 66436 of the Map Act, may be omitted if their names and the nature of their respective interests are stated on the map.

2. Acceptance of Offers of Dedication a. The Board of Supervisors will accept, accept subject to improvement, or

reject an offer of dedication at the time of final or parcel map approval. The action taken will be stated on the map.

b. Acceptance of offers of dedication on a final map or parcel map will not be

effective until the final or parcel map or a resolution of acceptance is recorded in the Office of the County Recorder.

c. The County’s acceptance of offers of dedication shall not, in and of itself,

constitute an agreement by the County to assume responsibility for improvement or maintenance.

3. County to Record Certificate for Dedications If property is dedicated in fee for public purposes, or for making public

improvements or constructing public facilities, other than for open space, parks, or schools, the County shall record a certificate with the County Recorder as specified in Section 7040.3.

4. Rejected Offers to Remain Open; Termination of Rejected Offers a. In the case of any subdivision fronting upon the ocean coastline, the offer

of dedication of public access route or routes from public highways to land below the ordinary high water mark (vertical access), shall be accepted by the Board of Supervisors within three (3) years after the approval of the final or parcel map.

b. Other offers of dedication for ocean shoreline access including, but not

limited to, lateral access shall be accepted by the Board of Supervisors

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within twenty-one (21) years after the approval of the final map or parcel map.

c. Offers of dedication which are not accepted within the time limits specified

in (a) and (b), above, will be deemed abandoned. 5. Transfer of Dedicated Access Routes Any ocean shoreline access route provided by a subdivider as required by this

article may be, at any time and by mutual consent, conveyed or transferred to any State or local agency by the group or agency to which the route has been dedicated. The conveyance or transfer shall be recorded with the County Recorder.

6. Grants A grant of easement or fee interest for ocean shoreline access as required by

this article shall be made by a separate instrument, in a form acceptable to County Counsel. The instrument must accurately describe and convey the land being offered for access to a private agency or association acceptable to the County. It must be signed by all parties that have an interest in the land conveyed and be executed by the accepting agency or association. The grant instrument must be recorded concurrently with the final or parcel map of the subdivision.

a. If a subdivider is required to make a dedication for specified public

purposes on a final map, the Advisory Agency shall specify whether the dedication is to be in fee for public purposes or an easement for public purposes.

b. If the dedication is required to be in fee for public purposes, the subdivider

shall include the following language in the dedication clause on the final map or any separate instrument:

"The real property described below is dedicated in fee for public purposes: (here insert a description of the dedicated property that is adequate to convey the property)."

c. If the dedication is required to be an easement for public purposes, the

subdivider shall include the following language in the dedication clause on the final map or any separate instrument: "The real property described below is dedicated as an easement for public purposes: (here insert a description of the easement that is adequate to convey the dedicated property)."

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7. In-Lieu Fees a. Fees will be paid directly to the County Planning Community

Development Director. b. The County will deposit the collected fee into the County Coastal Access

Acquisition and Improvement Fund. Fund monies will be expended to acquire and develop important access trails and shoreline destinations in accordance with the priorities established by Table 10.5 of the LCP Shoreline Access Component.

c. The fees collected will be committed within five years of payment or, if the

fees have not yet been committed, the County will make findings confirming the purpose to which the fee is to be put and demonstrating the reasonable relationship between the amount of the fee and its purpose. If these findings cannot be made, the fees will be refunded to the property owners in the subdivision on a pro rata basis.

ARTICLE 8. ACCESS TO BAY SHORELINE OR PUBLICLY OWNED LAKES AND RESERVOIRS SECTION 7062. GENERAL REQUIREMENTS 1. As a condition of approval of a tentative map or tentative parcel map for a

subdivision of land fronting on San Francisco Bay, the subdivider will be required to provide reasonable public access by fee or easement from public highways to land below the ordinary high water mark on any bay shoreline within or at a reasonable distance from the subdivision.

2. As a condition of approval of a tentative map or tentative parcel map for a

subdivision of land fronting on any lake or reservoir which is owned in part or entirely by any public agency, including the State, the subdivider will be required to provide public access from public roads to any water of the lake or reservoir upon which the subdivision borders, either within or at a reasonable distance from the subdivision.

SECTION 7063. LIMITATIONS 1. The County will not deny either a tentative map or tentative parcel map solely on

the basis that the required access otherwise required by this article is not provided through or across the subdivision itself, if the County makes a finding that public access is otherwise available within a reasonable distance from the subdivision. This finding shall be written on the face of the tentative map or tentative parcel map.

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2. The subdivider will not be required to improve any access route(s) that is primarily for the use or benefit of non-residents of the subdivision.

SECTION 7064. STANDARD REQUIREMENTS Dedicated access routes must be of sufficient size and located so as to provide safe public access to land below the ordinary high water mark of the bay or to any water of a publicly owned lake or reservoir. In determining reasonable access requirements for each subdivision, the County will consider the following: 1. That access may be by highway, foot trail, bike trail, horse trail, or any other

means of travel; 2. The size of the subdivision; 3. The type of shoreline and the various appropriate recreational, educational, and

scientific uses, including, but not limited to, swimming, diving, fishing, boating, walking and scientific exploration;

4. The likelihood of trespass on private property and reasonable means of avoiding

such trespasses; and 5. In the case of access to San Francisco Bay, any applicable policies or

regulations of the San Francisco Bay Conservation and Development Commission (BCDC).

SECTION 7065. PROCEDURE FOR DEDICATING ACCESS TO BAY SHORELINE OR TO PUBLICLY OWNED LAKES OR RESERVOIRS 1. Dedication by Statement on Final Map or Parcel Map Dedications of or offers to dedicate interests in real property for bay shoreline

access, or for access to any publicly owned lake or reservoir, must be made by a statement on the final map or parcel map, signed and acknowledged by all parties having record title interest in the real property being subdivided. Signatures of parties owning certain types of interest, as described in Section 66436 of the Map Act, may be omitted if their names and the nature of their respective interests are stated on the map.

2. Acceptance of Offers of Dedication a. The Board of Supervisors will accept, accept subject to improvement, or

reject an offer of dedication at the time of final or parcel map approval. The action taken will be stated on the map.

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b. Acceptance of offers of dedication on a final map or parcel map will not be effective until the final or parcel map or a resolution of acceptance is recorded in the Office of the County Recorder.

c. The County’s acceptance of offers of dedication shall not, in and of itself,

constitute an agreement by the County to assume responsibility for improvement or maintenance.

3. County to Record Certificate for Dedications If property is dedicated in fee for public purposes, or for making public

improvements or constructing public facilities, other than for open space, parks, or schools, the County shall record a certificate with the County Recorder as specified in Section 7040.3.

4. Rejected Offers to Remain Open; Termination of Rejected Offers a. In the case of any subdivision fronting upon the bay shoreline, the offer of

dedication of public access route or routes from public highways to land below the ordinary high water mark shall be accepted by the Board of Supervisors within three years after the approval of the final or parcel map.

b. In the case of any subdivision fronting upon any lake or reservoir which is

owned in part or entirely by any public agency, including the State, the offer of dedication of public access route or routes from public highways to any water of such lake or reservoir shall be accepted by the Board of Supervisors within five years after the approval of the final map or parcel map.

c. Offers of dedication which are not accepted within the time limits specified

in (a) and (b), above, will be deemed abandoned. ARTICLE 9. AGRICULTURE PROTECTION IN THE PLANNED AGRICULTURAL DISTRICT SECTION 7066. GENERAL REQUIREMENTS As a condition of approval of a tentative map or tentative parcel map for any subdivision of land located within the Planned Agricultural District (PAD) and to comply with PAD requirements, the subdivider will be required to dedicate to the County an easement which limits the use of the land covered by the easement to certain agricultural and related uses. SECTION 7067. EXEMPTIONS

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Pursuant to LCP Policy 5.14b, the requirement to grant an agriculture protection easement does not apply to subdivisions that solely provide affordable housing, as defined in Section 70098. SECTION 7068. STANDARD REQUIREMENTS 1. Prerequisites to Subdivision Approval a. Master Land Division Plan Before filing a tentative map or tentative parcel map for any subdivision of

land in the zoned PAD, the subdivider must file a Master Land Division Plan (MLDP) in accordance with Section 6361 6364.A. of the County Zoning OrdinanceRegulations. The plan must demonstrate how the parcel will ultimately be divided according to the maximum density of development permitted in the district and which parcels will be used for agricultural and non-agricultural uses, if conversions are permitted. Subdivision may shall be permitted in phases, in which case all future subdivisions occurring on land for which a Master Land Division Plan has been approved must conform to that plan. However, MLDPs shall not be required for land divisions which solely provide affordable housing, as defined by LCP Policy 3.7.

b. Easements Required on Agricultural Parcels (1) As a condition of approval of a Master Land Division Plan which

designates agricultural and non-agricultural parcels as required, the residual agricultural parcels shall be restricted to agricultural and related uses by an easement. Specifically, the subdivider must dedicate to the County an easement containing a covenant with the County, running with the land in perpetuity, which limits the use of the land covered by the easement to agricultural and floricultural uses, agricultural and floricultural, non-residential accessory structures and uses, and farm labor housing, as defined in Section 70098. The covenant shall specify that, anytime after three (3) years from the date of recordation of the easement, land within the boundaries of the easement may be converted to other uses consistent with the definition of open space contained in Section 70098., upon the finding that changed circumstances beyond the control of the landowner or operator have rendered the land unusable for agriculture and upon approval by the State Coastal Commission of an LCP amendment changing the land use designation to open space as prescribed in Section 6364.B. of the County Zoning Regulations.

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(2) The phrase “uses consistent with the definition of open space” shall mean those uses specified in the Resource Management Zone (as in effect on November 18, 1980). Any additional land uses allowed on a parcel through modification of an agricultural use easement must recognize the site’s natural resources and limitations. Such uses do not include the removal of significant vegetation (except for renewed timber harvesting activities consistent with the policies of the LCP) or any significant alterations to the natural landforms.

c. Agricultural Land Management Plan For parcels twenty (20) acres or more in size before a subdivision

application is filed, the applicant must file an Agricultural Land Management Plan (ALMP) demonstrating how, if applicable, the agricultural productivity of the land will be fostered and preserved in accordance with the requirements of Sections 6350 and 6355 of the County Zoning Ordinance Regulations.

2. Conditions on Subdivision Approval a. Consistency With Master Land Division Plan and Agricultural Land

Management Plan Any subdivision of land in the PAD for which a MLDP and an ALMP, if

applicable, have been approved must be consistent with such plan(s). The easement covering agricultural parcels required by the MLDP must be clearly and accurately shown on the tentative map or tentative parcel map filed for the proposed subdivision.

b. Map and Deed Notice When a parcel on or adjacent to agricultural land is subdivided, the

following statement must be included as a condition of approval on all final maps and parcel maps, and in each parcel deed:

“This subdivision is adjacent to property utilized for agricultural

purposes, and residents of the subdivision may be subject to inconvenience or discomfort arising from the use of agricultural chemicals, including herbicides, pesticides, and fertilizers; and from the pursuit of agricultural operations, including plowing, spraying, pruning and harvesting, which occasionally generate dust, smoke, noise and odor. San Mateo County has established agriculture as a priority use of productive agricultural lands and residents of adjacent property should be prepared to accept such inconvenience or discomfort from normal, necessary farm operations.”

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SECTION 7069. PROCEDURE FOR DEDICATING AGRICULTURAL EASEMENT Dedications of or offers to dedicate interests in real property for agricultural preservation shall be made in accordance with Section 7040. ARTICLE 10. OPEN SPACE PRESERVATION IN THE RESOURCE MANAGEMENT/COASTAL ZONE DISTRICT SECTION 7070. GENERAL REQUIREMENTS As a condition of approval of a tentative map or parcel map for any subdivision of land within the Resource Management/Coastal Zone District (RM/CZ), the subdivider will be required to dedicate to the County a conservation/open space easement which limits the use of the land covered by the easement to certain uses that are consistent with open space and the conservation of natural resources. SECTION 7071. EXEMPTION Pursuant to LCP Policy 1.9b, the requirement to grant a conservation/open space easement does not apply to subdivisions that solely provide affordable housing, as defined in Section 70098. SECTION 7072. STANDARD REQUIREMENTS 1. Prerequisites to Subdivision Approval Before filing a tentative map or tentative parcel map for any subdivision of land in

the RM/CZ District, the maximum density of development of the parent parcel(s) must be determined in accordance with the criteria set forth in Section 6906 of the County Zoning OrdinanceRegulations. Any tentative map or tentative parcel map subsequently filed for parcels that have undergone the determination of maximum density must be consistent with that determination with regard to density. In addition, the subdivision must be designed to meet the Development Review Criteria contained in Chapter 20A.2 of the County Ordinance Code Zoning Regulations including, but not limited to, the requirement that development be clustered to minimize disruption of the natural landscape and that use of land subject to hazards (e.g., fire, flooding, erosion) be limited or prohibited.

2. Easement Required on Residual Parcels As a condition of approval of a subdivision in the RM/CZ District, residual land

that is undevelopable due to the limitation of density or the presence of hazards must be restricted to open space uses by an easement containing a covenant with the County, running with the land in perpetuity, which limits the use of the

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land covered by the easement to uses consistent with the definition of open space provided in this article.

SECTION 7073. PROCEDURE FOR DEDICATING CONSERVATION/OPEN SPACE EASEMENT Dedications of or offers to dedicate interests in real property for open space preservation shall be made in accordance with Section 7040. ARTICLE 11. SCHOOL SITES SECTION 7074. GENERAL REQUIREMENTS As a condition of approval of a tentative map, a subdivider who develops or completes the development of one or more subdivisions within a school district that maintains an elementary school may be required to dedicate to the school district land needed for an elementary school site. SECTION 7075. LIMITATION AND EXEMPTION 1. In no case, may dedication of land be required in an amount which would make

development of the remaining land held by the subdivider economically infeasible or which would exceed the amount of land ordinarily allowed under the procedures of the State Allocation Board.

2. The requirement for elementary school site dedication does not apply to a

subdivider who has owned the land being subdivided for more than ten (10) years prior to the filing of the tentative map.

SECTION 7076. STANDARD REQUIREMENTS Dedications for elementary school sites shall be of sufficient size, location and type as necessary to meet the elementary school needs of the subdivision. Dedication requirements may also take into account anticipated growth in the area which can reasonably be expected to increase demand for school services in the future. The elementary school site dedication requirements will be determined by the Board of Supervisors in consultation with the school district providing elementary school service in the area of the subdivision. SECTION 7077. PROCEDURE FOR DEDICATION OF SCHOOL SITES 1. Offer and Acceptance of Dedication The requirement of dedication will be imposed at the time of approval of the

tentative map. If within thirty (30) days after the requirement of dedication is imposed by the County the school district does not offer, in writing, to enter into a

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binding commitment with the subdivider to accept the dedication, the requirement will be automatically terminated. If the school district does offer, in writing, to enter into a binding commitment, the required dedication may be accepted any time before, concurrently with, or up to sixty (60) days after the recording of the final map on any portion of the subdivision.

2. Repayment to Subdivider The school district will, if it accepts the dedication, repay to the subdivider or

successors the original cost to the subdivider of the dedicated land, plus a sum equal to the total of the following amounts:

a. The cost of any improvements made by the subdivider to the dedicated land since acquisition by the subdivider;

b. The taxes assessed against the dedicated land from the date of the school

district’s offer to enter into the binding commitment to accept the dedication;

c. Any other costs incurred by the subdivider in maintenance of the

dedicated land, including interest costs incurred on any loan covering the land.

3. Certificate to be Recorded a. The school district to which the property is dedicated will record a

certificate with the Office of the County Recorder. The certificate will contain the following information:

(1) The name and address of the subdivider dedicating the property. (2) A legal description of the real property dedicated. (3) A statement that the subdivider dedicating the property has an

option to repurchase the property if it is not used by the school district as a school site within ten (10) years after dedication.

(4) Proof of the acceptance of the dedication by the school district and

the date of the acceptance. b. The certificate must be recorded not more than ten (10) days after the

date of acceptance of the dedication. The subdivider will have the right to compel the school district to record the certificate, but until the certificate is recorded, any rights acquired by any third party dealing in good faith with the school district will not be impaired or otherwise affected by the option right of the subdivider.

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4. Option to Repurchase If the school district accepts the dedication, but the land is not used by the school

district as a school site within ten (10) years after dedication, the subdivider will have the option to repurchase the property from the district for the original amount paid.

ARTICLE 12. SUPPLEMENTAL IMPROVEMENT CAPACITY SECTION 7078. GENERAL REQUIREMENTS 1. As a condition of approval of a tentative map, the subdivider may be required to

install and dedicate to the public improvements for the subdivision’s benefit that contain supplemental size, capacity, number or length for the benefit of property not within the subdivision.

2. In the event the installation of supplemental improvements is required, the

County shall enter into an agreement with the subdivider to reimburse the subdivider for that portion of the cost of those improvements, including an amount attributable to interest, in excess of the construction required for the subdivision.

SECTION 7079. EXEMPTIONS The requirement to provide supplemental improvement capacity does not apply to minor subdivisions, as defined in Section 70098. SECTION 7080. STANDARD REQUIREMENTS The subdivider will be required to install oversize improvements to be used for immediate or future benefit of property not in the subdivision when, in the opinion of the Planning Community Development Director or the Director of Public Works, it is necessary: 1. To promote public health, safety, and welfare; and 2. To allow for orderly development of the area in accordance with the General

Plan. SECTION 7081. PROCEDURE FOR DEDICATION AND REIMBURSEMENT FOR SUPPLEMENTAL IMPROVEMENTS 1. Dedication Procedure a. Dedication by Statement on Final Map or Parcel Map

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(1) Dedications of or offers to dedicate interests in real property for roads or other specified public purposes must be made by a statement on the final map or parcel map, signed and acknowledged by all parties having record title interest in the real property being subdivided. Signatures of parties owning certain types of interest, as described in Section 66436 of the Map Act, may be omitted if their names and the nature of their respective interests are stated on the map.

(2) Offers of dedication of real property for street or public utility

easement purposes will not include any public utility facilities located on or under the real property, unless and only to the extent that an intent to dedicate the facilities is expressly declared in the statement.

b. Acceptance of Offers of Dedication (1) The Board of Supervisors will accept, accept subject to

improvement, or reject any offer of dedication at the time of final or parcel map approval. The action taken will be stated on the map.

(2) Acceptance of offers of dedication on a final map or parcel map will

not be effective until the final or parcel map or a resolution of acceptance is recorded in the Office of the County Recorder.

(3) The County’s acceptance of offers of dedication shall not, in and of

itself, constitute an agreement by the County to assume responsibility for improvement or maintenance.

c. County to Record Certificate for Dedications If property is dedicated in fee for public purposes, or for making public

improvements or constructing public facilities, other than for open space, parks or schools, the County shall record a certificate with the County Recorder as specified in Section 7040.3.

d. Rejected Offers (1) Rejected Offers to Remain Open At the time of final or parcel map approval, if any streets, alleys,

drainage or public utility easements are rejected subject to Section 771.010 of the Code of Civil Procedure, the offer(s) of dedication will continue to remain open. Without any further action by the subdivider, at any time the Board of Supervisors may by resolution rescind the rejection, and accept and open such dedications for

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public use. This acceptance will be recorded with the County Recorder.

(2) Termination of Rejected Offers Rejected offers of dedication that remain open as described in (1),

above, may be terminated and abandoned: (a) When the procedure prescribed for the summary vacation of

streets in Part 3 of Division 9 of the Streets and Highways Code is followed; or

(b) When an application for resubdivision or reversion to

acreage of a tract is filed, if the Board of Supervisors in approving the application finds that previously rejected dedications or offers of dedication are unnecessary for present or future public purpose, then such dedications or offers shall be terminated when the new final map or parcel map is recorded with the County Recorder.

2. Procedure for Reimbursement to Subdivider a. Reimbursement Agreement If the County requires the installation of improvements that have

supplemental size, capacity, number or length, the County will enter into a reimbursement agreement with the subdivider. The agreement will be of a form acceptable to County Counsel and will specify the amount of the reimbursement, which will be that portion of the improvements equal to the difference between the amount it would have cost to install such improvements to serve the subdivision only, and the actual cost of the improvements as determined by the Director of Public Works.

b. Methods of Payment Under Reimbursement Agreement In order to pay the costs as required by the reimbursement agreement, the

County may do any of the following: (1) Impose a use charge on persons, including public agencies, that

use the improvements; (2) Levy a charge upon the real property benefited outside the

subdivision; and (3) Establish local benefit districts to levy and collect charges or costs

from the outside property benefited.

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ARTICLE 13. STORM DRAINAGE AND SANITARY SEWER FACILITIES SECTION 7082. GENERAL REQUIREMENTS As a condition of approval of a tentative map or a tentative parcel map, the subdivider may be required to pay a fee to defray the actual or estimated costs of constructing storm drainage facilities and/or sanitary sewer facilities planned for local or neighborhood areas. SECTION 7083. LIMITATION Before a storm drainage or sanitary sewer fee may be imposed, the County must adopt an ordinance establishing such fees at least thirty (30) days prior to the filing of the tentative map or parcel map. In addition, the ordinance must meet the criteria set forth in Section 7084, below. SECTION 7084. CRITERIA FOR ENACTING A STORM DRAINAGE OR SANITARY SEWER FEE ORDINANCE An ordinance adopted by the Board of Supervisors to establish and impose storm drainage or sanitary sewer fees must meet the following criteria: 1. Reference to Storm Drainage or Sanitary Sewer Plan The ordinance must refer to a storm drainage or sanitary sewer plan that

conforms to the County General Plan and contains the following: a. A description of the drainage or sanitary sewer facilities planned, including

a map showing their location and the boundaries of the area they will serve; and

b. An estimate of the total costs of constructing the facilities. 2. Finding of Need for Facilities The ordinance must state that the Board of Supervisors finds that subdivision

and development of property within the planned local drainage or local sanitary sewer area will necessitate construction of the facilities described in the drainage or sanitary sewer plan.

3. Finding that Fees Are Fairly Apportioned The ordinance must state that the Board of Supervisors finds that fees are fairly

apportioned within the local drainage or local sanitary sewer area either on the basis of benefits conferred on property proposed for subdivision, or on the need

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for the facilities created by the proposed subdivision and development of other property within the area.

4. Fee Not to Exceed Pro Rata Share The ordinance must establish that the fee may not exceed the pro rata share of

the amount of the total actual or estimated costs of all facilities within the area, which would be assessable on such property if the costs were apportioned uniformly on a per-acre basis.

5. Facilities Are in Addition to Existing Facilities The ordinance must state that the drainage or sanitary sewer facilities to be

financed by the fees are in addition to existing facilities serving the area at the time the storm drainage or sanitary sewer facility plan was adopted.

SECTION 7085. PROCEDURE FOR PAYMENT OF STORM DRAINAGE OR SANITARY SEWER FEE 1. Collection of Fees a. Fees will be conveyed or paid directly to the County Director of Public

Works. If another local public agency is to provide the storm drainage or sanitary sewer facilities, the fees collected by the County may be conveyed to that agency.

b. Fees will be deposited by the County or other storm drainage or sanitary

sewer facility provider into a “planned local drainage facilities fund” or a “planned local sanitary sewer fund.” Separate funds will be established for each local drainage and sanitary sewer area.

2. Use of Fees a. Monies in planned local drainage or sanitary sewer facilities funds will be

expended solely for the construction or reimbursement for construction of local drainage or sanitary sewer facilities within the area from which the fees comprising the fund were collected. The fees may also be used to reimburse the County or other local public agency for the cost of engineering and administrative services to form the district and design and construct the facilities.

b. The County or other local public agency providing the storm drainage or

sanitary sewer facilities may advance money from its general fund to pay the costs of constructing such facilities and reimburse the general fund for such advances from the planned local drainage or sanitary sewer facilities

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fund for the local drainage or sanitary sewer area in which the facilities were constructed.

c. The County or other local public agency receiving fees pursuant to this

article may incur an indebtedness for the construction of drainage or sanitary sewer facilities, provided that the sole security for repayment of such indebtedness will be monies in the planned local drainage or sanitary sewer facilities fund for that area.

3. Disposition of Surplus Funds After completion of the facilities and the payment of all claims from any planned

local drainage facilities fund or any planned local sanitary sewer fund, the Board of Supervisors will determine by resolution the amount of the surplus, if any, remaining in any of those funds. Any surplus will be used for one or more of the following purposes:

a. For transfer to the general fund of the County, provided that the amount of

the transfer does not exceed five percent (5%) of the total amount expended from the particular fund, and provided that the funds transferred are used to support the operation and maintenance of those facilities for which the fees were collected;

b. For the construction of additional or modified facilities within the particular

drainage or sanitary sewer area; or c. As a refund in the manner provided in subsection 4 below. 4. Refund of Surplus Funds Any surplus funds remaining may be refunded as follows: a. Surplus funds may be refunded to the current owners of property for which

a fee was previously collected, in the same proportion which each individual fee collected bears to the total of all individual fees collected from the particular drainage or sewer area;

b. Where property for which a fee was previously collected has subsequently

been subdivided, each current owner of a parcel lot must receive a share of the refund in the same proportion that the area of each individual parcel lot bears to the total area of the property for which a fee was previously collected; and

c. Any remaining portion of the surplus which has not been paid to or

claimed by entitled persons within two years from the date either of the completion of the improvements, or the adoption by the Board of

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Supervisors of a resolution declaring a surplus, whichever occurs later, will be transferred to the general fund of the County.

ARTICLE 14. BRIDGES, AND MAJOR THOROUGHFARES, AND OTHER TRANSPORTATION FACILITIES SECTION 7086. GENERAL REQUIREMENTS As a condition of approval of a final map or the issuance of a building permit, the subdivider or applicant may be required to pay a fee to defray the actual or estimated costs of constructing bridges, or major thoroughfares, or other transportation facilities. SECTION 7087. LIMITATION Before bridge, or major thoroughfare, or other transportation facilities fees may be imposed, the County must adopt an ordinance establishing such fees at least thirty (30) days prior to the filing of the subdivision map or application for building permit. The ordinance must meet the criteria set forth in Section 7088, below. SECTION 7088. CRITERIA FOR ENACTING A BRIDGE, AND MAJOR THOROUGHFARE, AND OTHER TRANSPORTATION FACILITIES FEE ORDINANCE An ordinance adopted by the Board of Supervisors to establish and impose bridge and major thoroughfare fees must meet the following criteria: 1. Reference to the Transportation Chapter a. Bridges In the case of bridges, the ordinance must refer to the transportation or

flood control provisions of the Transportation Chapter of the General Plan that identify railways, freeways, waterways or canyons for which bridge crossings are required.

b. Major Thoroughfares In the case of major thoroughfares, the ordinance must refer to the

provisions of the Transportation Chapter of the General Plan which identify roads and streets as major thoroughfares.

c. Other Transportation Facilities In the case of other transportation facilities, the ordinance must refer to the

provisions of the Transportation Chapter of the General Plan, or other adopted plans and policies as may be applicable such as the Transportation Improvement Plan, Local Coastal Program, Connect the Coastside, and Climate Action Plan, that identify those

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transportation facilities that are required to minimize the use of automobiles and minimize the traffic impacts of new development on existing roads.

2. Description of Bridges, or Major Thoroughfares, or Other Transportation Facilities

to be Constructed The ordinance must include a description of the bridge, or major thoroughfare, or

other transportation facilities to be constructed. Such bridges, or major thoroughfares, or other transportation facilities must be in addition to or a reconstruction of any existing bridge, or major thoroughfare, or other transportation facilities serving an area at the time the ordinance is adopted. In addition, the description of facilities to be constructed must include the following information:

a. Area of Benefit Boundaries (1) The area to benefit from the new facilities to be constructed must

be clearly defined. The area of benefit may include land or improvements in addition to the land or improvements which are the subject of any map or building permit application considered at the proceedings.

(2) All property within the area of benefit will be subject to the fee

requirement, payable as a condition of approval of a final map or parcel map, or as a condition of issuing a building permit for the property or portions of the property. Where the area of benefit includes lands not subject to the payment of fees pursuant to this article, the County will make provision for payment from other sources of the share of improvement costs apportioned to those lands.

b. Construction Cost Estimate (1) An accurate estimate of the costs of construction, as approved by

the Director of Public Works, must be included in the description. (2) The term “construction” as used in this article includes design,

acquisition of real property and/or right-of-way, administration of construction contracts, and actual construction on-site fabrication and/or assembly.

c. Method of Fee Apportionment (1) The method of fee apportionment must be described. The fee may

be apportioned to land within the area of benefit according to the

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degree of benefit conferred on such property or by such other method considered by the Board of Supervisors to be fair and reasonable.

(2) In the case of major thoroughfares, the method of fee

apportionment shall not provide for higher fees on land which abuts the proposed improvement except where the abutting property is provided direct usable access to the major thoroughfare.

3. Requirement for Public Hearing a. A public hearing is required prior to adoption of the ordinance by the

Board of Supervisors. If there is more than one area of benefit involved, a public hearing must be held for each area of benefit.

b. Notice for the public hearing must be given pursuant to Government Code

Section 65091 and will include preliminary information related to the boundaries of the area of benefit, estimated cost, and the method of fee apportionment. These issues must be discussed and established at the public hearing.

c. A description of the boundaries of the area of benefit, the costs, whether

actual or estimated, and the method of fee apportionment established at the hearing shall be incorporated in a resolution of the Board of Supervisors, a certified copy of which shall be recorded with the County Recorder.

4. Provision for Protest a. The ordinance must provide for written protests to be filed with the Clerk of

the Board prior to the close of the public hearing on the proposed bridge, or major thoroughfare, or other transportation facilities project.

b. If such a protest is filed by the owners of more than one-half of the area of

the property to be benefited by the improvement, and sufficient protests are not withdrawn so as to reduce the area represented to less than one-half of that to be benefited, then the proposed proceedings will be abandoned, and the Board of Supervisors will not, for one year from the filing of that written protest, commence or carry on any proceedings for the same improvement or acquisition under the provisions of this article.

c. If any majority protest is directed against only a portion of the

improvement, then all further proceedings under the provisions of this article to construct that portion of the improvement shall be barred for a period of one year, but the Board of Supervisors may commence new proceedings which exclude that part of the improvement or acquisition

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protested against. Nothing in this section prohibits the Board, within that one-year period, from commencing and carrying on new proceedings for the construction of a portion of the improvement protested against if it finds, by the affirmative vote of four-fifths of its members, that the owners of more than one-half of the area of the property to be benefited are in favor of going forward with that portion of the improvement or acquisition.

d. Nothing in this article precludes the processing and recordation of maps in

accordance with other provisions of the Subdivision Regulations if the proceedings are abandoned.

SECTION 7089. PROCEDURE FOR PAYMENT OF BRIDGE, AND MAJOR THOROUGHFARE, AND OTHER TRANSPORTATION FACILITIES FEES 1. Collection of Fees a. Fees will be conveyed or paid directly to the County Director of Public

Works. b. Fees will be deposited by the County in a planned bridge facility, or major

thoroughfare, or other transportation facilities fund. A fund will be established for each planned bridge facility, or each planned major thoroughfare project, or other planned transportation facilities project. If the benefit area is one in which more than one bridge, major thoroughfare, and/or other transportation facility is required to be constructed, a fund may be so established covering all of the bridge such projects in the benefit area.

2. Use of Fees a. Money in the fund will be expended solely for the construction of the

improvement serving the area to be benefited and from which the fees comprising the fund were collected, or to reimburse the County for the cost of constructing the improvement.

b. The County may advance money from the general fund or road fund to

pay the cost of constructing the improvements and may reimburse the general fund or road fund for any advances from planned bridge facility, or major thoroughfare, or other transportation facilities funds established to finance the construction of those improvements.

c. The County may incur an interest-bearing indebtedness for the

construction of bridge facilities, or major thoroughfares, or other transportation facilities. However, the sole security for repayment of that indebtedness must be monies in planned bridge facility, or major thoroughfare, or other transportation facilities funds.

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ARTICLE 15. GROUNDWATER RECHARGE FACILITIES SECTION 7090. GENERAL REQUIREMENTS As a condition of approval of a final or parcel map or the issuance of a building permit, the subdivider or applicant may be required to pay a fee to defray the actual or estimated cost of constructing recharge facilities for the replenishment of the underground water supply. SECTION 7091. LIMITATION Before a groundwater recharge facility fee may be imposed, the County must adopt an ordinance establishing such fees at least thirty (30) days prior to the filing of the tentative map or parcel map, or application for a building permit. In addition, the ordinance must meet the criteria set forth in Section 7092. SECTION 7092. CRITERIA FOR ENACTING A GROUNDWATER RECHARGE FACILITY FEE ORDINANCE An ordinance adopted by the Board of Supervisors to establish and impose groundwater recharge facility fees must meet the following criteria. 1. Reference to Groundwater Recharge Facility Plan a. Contents of Plan The ordinance must refer to a groundwater recharge facility plan that

contains the following: (1) A discussion of the availability of surface water in the area; (2) A description of the recharge facility planned for the area; (3) The boundaries of the area of benefit; (4) An estimate of the total cost of constructing the facilities planned;

and (5) A fair method of allocating the costs within the area of benefit and

the apportionment of fees within the area. b. Consultation With Water Agency In developing a groundwater recharge facility plan, the County will consult

with the water agency which furnishes water to the area to be benefited.

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The water agency must formally and in writing approve the plan before it is adopted by the County.

c. Procedure for Adopting Plan (1) Public Hearing Required; Notice (a) Before a groundwater recharge facility plan is adopted, a

public hearing will be held by the Board of Supervisors for the proposed area of benefit.

(b) Notice of the hearing will be given pursuant to Government

Code Section 65091 and will include preliminary information concerning the groundwater recharge facility plan including the proposed boundaries of the area of benefit, the availability of surface water, the planned facilities for the area of benefit, estimated costs, and the proposed method of fee apportionment. The proposal contained in the notice will be jointly prepared and agreed upon by the County and the water agency responsible for furnishing water to the proposed area of benefit. The water agency may participate in the hearings.

(2) Provision for Protest (a) If prior to the close of the public hearing, a written protest is

filed with the Clerk of the Board, by the owners of more than one-half of the area of the property to be benefited by the improvement, and sufficient protests are not withdrawn so as to reduce the area represented to less than one-half of the property to be benefited, then the proposed proceedings will be abandoned, and the Board of Supervisors will not, for one year from the filing of that written protest, commence or carry on any proceedings for the same improvement or acquisition under the provisions of this article.

(b) Any protests may be withdrawn in writing by the owner who

made the protest, at any time prior to the conclusion of a public hearing held on the plan.

(c) If any majority protest is directed against only a portion of the

improvement, then all further proceedings under the provisions of this section as to that portion of the improvement shall be barred for a period of one year. The Board of Supervisors, however, may commence new proceedings which do not include the area, acquisitions, or

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improvements which were the subject of the successful protest. Nothing in this section prohibits the Board of Supervisors, within that one-year period, from commencing and carrying on new proceedings for that portion of the improvement protested against if it finds, by the affirmative vote of four-fifths of its members, that the owners of more than one-half of the area of the property to be benefited are in favor of going forward with that portion of the improvement or acquisition.

(3) Adoption of Plan (a) The plan, as adopted by the County and approved by the

water agency, will be incorporated in a resolution of the Board of Supervisors and a certified copy of the plan will be recorded with the County Recorder. The apportioned fees shall be applicable to all property within the area of benefit and shall be payable as a condition of approval of a final map or a parcel map, or as a condition of issuing a building permit for the property or portions of the property.

(b) Where the area of benefit includes lands not otherwise

subject to the payment of fees pursuant to this section, the Board of Supervisors will make provision for payment of the share of improvement costs apportioned to that land by other means.

2. Construction of Facilities a. Subsequent to the adoption of a plan, the County may do one of the

following with regard to the construction, operation and maintenance of the groundwater recharge facilities:

(1) The County may itself construct, operate or maintain the facilities; (2) The County may designate the water agency responsible for

furnishing water to the area of benefit as the agency to construct, operate or maintain the facilities; or

(3) The County may create another agency to construct, operate or

maintain the facilities as may be authorized by State law. In the event any agency other than the County is designated to construct,

operate or maintain the facilities, the services rendered will be pursuant to a written agreement entered into between the County and the other agency.

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b. Recharge facilities will not be constructed unless the water agency approves the design of the facilities to be constructed and has reached an agreement with the County establishing the terms and conditions under which the water will be furnished. If the water agency finds that the facilities have been constructed in accordance with the approved design, the agency shall furnish water for the groundwater recharge facilities.

c. If the water agency is an irrigation district or other entity obligated by law

to apportion water among the landowners within the area of benefit, the water agency will receive credit upon the obligation for any water delivered for groundwater recharge under the agreement and will be relieved of any further obligation to deliver the amount of water for which it has received such credit to the landowners or lands within that area.

d. Nothing contained in this section entitles the County or other local agency

to collect a fee from a landowner who presently receives and continues to receive and use his or her pro rata share of surface water from the agency responsible for that area, or from a landowner who has not applied for approval of a final or parcel map or a building permit.

SECTION 7093. COLLECTION OF FEES 1. Collection of Fees a. Fees will be paid directly to the County Director of Public Works. If

another local public agency is to provide the groundwater recharge facilities, the fees collected by the County may be conveyed to that agency.

b. Fees will be deposited by the County or other groundwater recharge

facility provider into a planned recharge facility fund. A separate fund will be established for each area of benefit.

2. Use of Fees a. Monies in such funds will be expended solely for the construction or

reimbursement for construction of the groundwater recharge facilities serving the area from which the fees comprising the fund were collected. The fees will not be expended to reimburse the cost of recharge facilities in existence prior to the adoption of the groundwater recharge facility plan for that area.

b. The County or other local agency providing the groundwater recharge

facilities may advance money from its general fund to pay the cost of constructing the improvement and may reimburse the general fund for

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those advances from planned recharge facility funds collected to finance the construction of these improvements.

c. The County or other local agency receiving fees pursuant to this article

may incur an indebtedness for the construction of recharge facilities, provided that the sole security for repayment of that indebtedness must be money in the planned recharge facility funds.

d. A credit for fees paid as authorized by this section will be applied against

any assessment levied by the County to construct the planned recharge facilities.

5.1

CHAPTER 5

EXCEPTIONS ARTICLE 1 - GENERAL PROVISIONS SECTION 7094. AUTHORIZATION TO GRANT EXCEPTION ARTICLE 2 - APPLICATION PROCEDURE FOR EXCEPTIONS SECTION 7095. APPLICATION; FEES; PROCESSING ARTICLE 3 - APPROVAL OF REQUEST FOR EXCEPTION; FINDINGS SECTION 7096. FINDINGS REQUIRED SECTION 7097. CONDITIONS

5.2

ARTICLE 1. GENERAL PROVISIONS SECTION 7094. AUTHORIZATION TO GRANT EXCEPTION The Advisory Agency, as specified in Section 70087, is authorized to grant exceptions to any of the design, and improvement or exaction requirements set forth in Chapters 3 or 4. In lieu of exceptions to the exaction requirements set forth in Chapter 4 there are “exemptions” or “limitations” included in those provisions. The granting of an exception is not a matter of right and in no event may such exception be granted unless the Advisory Agency is able to make the findings prescribed in Section 7096. ARTICLE 2. APPLICATION PROCEDURE FOR EXCEPTIONS SECTION 7095. APPLICATION; FEES; EXAPMLES OF EXCEPTIONS 1. An application for an exception shall be filed with the Planning Community

Development Director on such form as he/she shall prescribe and shall state fully the grounds for the exception, and any other data relevant to the findings set forth in Section 7096. The application shall be filed at the same time that the tentative map or tentative parcel map is filed, and shall be processed concurrently and in the same manner as prescribed in Chapter 2.

2. At the time the application is filed, the subdivider will be required to pay an

application processing fee as in the amount established by resolution of the most recent Planning Service Fee Schedule adopted by the Board of Supervisors.

3. Examples of Exceptions a. Exceptions to Parcel Design Requirements

Exceptions to the parcel design requirements contained in Section 7020.2 may be granted when site conditions or other circumstances exist including, but not limited to, the following:

(1) The parcels are located on contain or are adjacent to steep

hillsides, rivers, or creeks, wetlands, or springs, significant or heritage trees, or sensitive plant or wildlife habitat;

(2) The parcels are zoned to be used for commercial or industrial or

otherwise enforcibly restricted for nonresidential purposes; or

(3) The proposed development consists of clustered housing, townhomes, condominiums, or combinations thereof mixed-use development; or

(4) The site being subdivided is a corner lot as defined by Section

6102.55 of the Zoning Regulations (i.e., a lot not greater than

5.3

one hundred (100) feet in width and located at the junction of two (2) or more intersecting streets), is located outside of the Coastal Zone, and is outside of areas designated on the California Department of Forestry and Fire Protection’s Fire Severity Zone Maps as Very High Risk, High Risk, and Medium Risk within State Responsibility Areas and Very High Risk within Local Responsibility Areas.

b. Limitations on the Granting of Exceptions

(1) There shall be no exceptions to the design requirements for the special areas (ridgelines and skylines, flood hazard areas, and Geologic Hazard Overlay District) contained in Section 7021.

(2) Exceptions to the standard requirements for improvements

contained in Sections 7022, 7023, 7024, 7025, 7026, 7027, and 7028 may be granted when unique site conditions or other circumstances exist that justify approval of the exception, provided such exception and will advance implementation of General Plan policies and Zoning Regulations are reasonable and will achieve the same level of efficacy as the corresponding standard requirements.

ARTICLE 3. APPROVAL OF REQUEST FOR EXCEPTION; FINDINGS SECTION 7096. FINDINGS REQUIRED The Advisory Agency, as specified in Section 70087, may grant an exception to the requirements of the Subdivision Regulations if the following findings are made: 1. That there are special circumstances or conditions affecting the property, or the

exception is necessary for the preservation and enjoyment of substantial property rights of the owner/subdivider;

2. That the exception enhances or is appropriate for the proper design and/or

function of the subdivision; and 3. That the exception facilitates or guarantees preservation of natural or

scenic resources, won’t negatively impact adequate infrastructure capacity, and will not have any adverse cumulative impacts; and

34. That the granting of the exception will not be detrimental to the public health,

safety or welfare or injurious to other property or uses in the area in which the property is situated.

SECTION 7097. CONDITIONS

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Any exception may be granted subject to any reasonable conditions which are deemed necessary to achieve the purposes of the Subdivision Regulations.

6.1

CHAPTER 6

VESTING TENTATIVE MAPS ARTICLE 1 - GENERAL PROVISIONS SECTION 7098. PURPOSE ARTICLE 2 - RIGHTS CONFERRED BY A VESTING MAP SECTION 7099. RIGHT TO PROCEED IN ASCCORDANCE

WITH SPECIFIED STANDARDS SECTION 7039. STANDARD REQUIREMENTS SECTION 7100. RIGHT TO CONDITION APPROVALS ARTICLE 3 - REQUIREMENTS FOR VESTING TENTATIVE MAPS SECTION 7101. APPLICATION REQUIREMENTS; FORM AND

CONTENT OF VESTING TENTATIVE MAPS SECTION 7102. PROCEDURE FOR FILING AND STAFF

REVIEW OF VESTING TENTATIVE MAPS SECTION 7103. PROCEDURE AND CRITERIA FOR PUBLIC

REVIEW AND ACTION ON VESTING TENTATIVE MAPS

ARTICLE 4 - TIME LIMITS ON RIGHTS CONFERRED BY VESTING

TENTATIVE MAPS; EXTENSIONS SECTION 7104. RIGHTS TO EXPIRE UNLESSFINAL OR

PARCEL MAP APPROVED SECTION 7105. EXTENSIONS ARTICLE 5 - AMENDMENT OF VESTING TENTATIVE MAPS; SPECIAL

APPROVALS SECTION 7106. AMENDMENTS SECTION 7107. SPECIAL APPROVALS

6.2

ARTICLE 1. GENERAL PROVISIONS SECTION 7098. PURPOSE The purpose of this Chapter is to establish a procedure for the approval of vesting tentative maps that will provide certain statutorily vested rights to a subdivider as set forth in Article 2, below. ARTICLE 2. RIGHTS CONFERRED BY A VESTING TENTATIVE MAP SECTION 7099. RIGHT TO PROCEED IN ACCORDANCE WITH SPECIFIED STANDARDS 1. Applicable Standards Are Those in Effect When Application Determined

Complete In determining whether to approve or disapprove an application for a vesting

tentative map, the County shall apply only those ordinances, policies, and standards applicable to subdivisions that are in effect on the date the County determines that the application is complete pursuant to Government Code Section 65943. Approval or conditional approval of a vesting tentative map shall confer a vested right to proceed with development in substantial compliance with those ordinances, policies, and standards applicable to subdivisions that are in effect on the date the County determines that the application is complete.

2. Exceptions a. In the event Section 66474.2 of the State Government Code is repealed,

approval of a vesting tentative map shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies and standards applicable to subdivisions that are in effect at the time the vesting tentative map is approved or conditionally approved.

b. If the subdivision applicant requests changes in applicable ordinances,

policies or standards in connection with the same development project, any ordinances, policies, or standards adopted pursuant to the applicant’s request shall apply.

c. Section 7099.1, above, shall not apply if the County, before it has

determined an application for a vesting tentative map to be complete pursuant to Government Code Section 65943, has done both of the following:

(1) Initiated proceedings by way of ordinance, resolution, or motion;

and

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(2) Published notice in the manner prescribed in subdivision (a) of Section 65090 containing a description sufficient to notify the public of the nature of the proposed change in the applicable general or specific plans, or zoning or subdivision ordinances.

Instead, if the County does both of the above, it may apply any

ordinances, policies, or standards applicable to subdivisions that are enacted or instituted as a result of those proceedings which are in effect on the date the County approves or disapproves the vesting tentative map.

3. Subdivider to Comply With State and Federal Law The rights conferred by this section shall relate only to the imposition by the

County of conditions or requirements created and imposed by local ordinances. Nothing in this section removes, diminishes, or affects the obligation of any subdivider to comply with the conditions and requirements of any state or federal laws, regulations, or policies and does not grant the County the option to disregard any state or federal laws, regulations, or policies.

SECTION 7100. RIGHT TO CONDITION APPROVALS 1. County May Condition Subsequent Approvals a. Notwithstanding Section 7099, the County may condition or deny a

subsequent permit, approval, extension, or entitlement if it determines any of the following:

(1) A failure to do so would place the residents of the subdivision or the

immediate community, or both, in a condition dangerous to their health or safety, or both.

(2) The condition or denial is required, in order to comply with state or

federal law. b. Consistent with Section 7100.1a, above, an approved or conditionally

approved vesting tentative map shall not prevent the County from imposing reasonable conditions on subsequent approvals or permits necessary for the development and authorized by the ordinances, policies, and standards described in Section 7099.

2. County to Protect Public Health and Safety This Chapter does not enlarge, diminish, or alter the types of conditions which

may be imposed by County on a development, nor in any way diminish or alter

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the power of the County to protect against a circumstance dangerous to the public health or safety.

ARTICLE 3. REQUIREMENTS FOR VESTING TENTATIVE MAPS SECTION 7101. APPLICATION REQUIREMENTS; FORM AND CONTENT OF VESTING TENTATIVE MAPS 1. When a Vesting Tentative Map May be Filed a. In all cases where a tentative map or tentative parcel map is required or

authorized pursuant to the County Subdivision Regulations, an applicant for a subdivision may, at the applicant’s option, file a vesting tentative map. Such vesting tentative map shall be in a form specified in this section, and shall be subject to the provisions of this Chapter.

b. If a subdivider does not seek the rights conferred by this Chapter, the filing

of a vesting tentative map shall not be a prerequisite to any approval for any proposed subdivision, permit for construction, or work preparatory to construction.

2. Application Requirements; Form and Content a. Application Requirements Applications for review and approval of vesting tentative maps shall be

filed with the Planning and Building Division Department. Vesting tentative maps shall meet all of the application requirements for tentative maps as set forth in Section 7011.

In addition, at the time a vesting tentative map is filed, it shall have

conspicuously printed on its face the words “Vesting Tentative Map.” b. Additional Information Required for Vesting Tentative Map (1) When processing a vesting tentative map, the County may require

any information that relates to ordinances, resolutions, policies, or standards for the design, development, or improvement of the project upon which vested rights will be conferred.

(2) Additional information may also be required for a vesting tentative

map where necessary: (a) To permit the County to make the determination whether an

environmental impact report or negative declaration is

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required pursuant to Section 21080 of the Public Resources Code (CEQA); or

(b) To comply with federal or state law. SECTION 7102. PROCEDURE FOR FILING AND STAFF REVIEW OF VESTING TENTATIVE MAPS A vesting tentative map application shall be filed and processed in the same manner as a tentative map or tentative parcel map, in accordance with Section 7012. SECTION 7103. PROCEDURE AND CRITERIA FOR PUBLIC REVIEW AND ACTION ON VESTING TENTATIVE MAPS Public review and action on a vesting tentative map application shall be in accordance with Section 7013. ARTICLE 4. TIME LIMITS ON RIGHTS CONFERRED BY VESTING TENTATIVE MAPS; EXTENSIONS SECTION 7104. RIGHTS TO EXPIRE UNLESS FINAL OR PARCEL MAP APPROVED The rights conferred by this Chapter shall expire if no final map or parcel map is approved prior to the expiration of the vesting tentative map. If the final or parcel map is approved, the rights conferred by this Chapter shall be subject to the periods of time set forth below: 1. The rights conferred by a vesting tentative map as provided by this Chapter shall

last for an initial time period of one year beyond the recording of the final or parcel map.

2. Where several final or parcel maps are recorded on various phases of a project

covered by a single vesting tentative map, the one year initial time period shall begin for each phase when the final or parcel map for that phase is recorded.

SECTION 7105. EXTENSIONS 1. At any time prior to the expiration of the initial time period provided by Section

7104, the subdivider may apply to the Advisory Agency for a one-year extension. If the Advisory Agency finds that the extension will have an adverse impact on the public health, safety or general welfare, then the request for extension shall be denied. The subdivider may appeal the denial directly to the Board of Supervisors in accordance with Section 7013.4.

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2. The initial time period specified in Section 7104 shall be automatically extended by any time used by the County for processing a complete application for a grading permit, or for design or architectural review, if the time used by the County to process the application exceeds 30 days from the date that the application is determined to be complete.

3. If the subdivider submits a complete application for a building permit during the

initial time period specified in Section 7104, the rights conferred by this Chapter shall continue until the expiration of the building permit, or any extension of that permit granted by the County.

ARTICLE 5. AMENDMENT OF VESTING TENTATIVE MAPS; SPECIAL APPROVALS SECTION 7106. AMENDMENTS If the ordinances, policies, or standards described in Section 7099 are changed subsequent to the approval or conditional approval of a vesting tentative map, the subdivider, or his or her assignee, at any time prior to the expiration of the vesting tentative map, may apply for an amendment to the vesting tentative map to secure a vested right to proceed under the changed ordinances, policies, or standards. An application shall clearly specify the changed ordinances, policies, or standards for which the amendment is sought. SECTION 7107. SPECIAL APPROVALS 1. Effect of Inconsistent Zoning on a Vesting Tentative Map a. Whenever a subdivider files a vesting tentative map for a subdivision

whose intended development is inconsistent with the zoning ordinance in existence at that time, that inconsistency shall be noted on the map. The County may deny such a vesting tentative map or approve it conditioned on the subdivider, or his or her designee, obtaining the necessary change in the zoning ordinance to eliminate the inconsistency. If the change in the zoning ordinance is obtained prior to expiration of the vesting tentative map, the approved or conditionally approved vesting tentative map shall confer the vested right to proceed with the development in substantial compliance with the change in the zoning ordinance and the map, as approved.

b. The rights conferred by this section shall be for the time periods set forth

in Section 7104. 2. Exceptions to Standards May be Granted Notwithstanding any provision of this Chapter, a property owner or his or her

designee may seek subsequent approvals or permits for development which depart from the ordinances, policies, and standards described in Section 7099,

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and the County may grant these approvals or issue these permits to the extent that the departures are authorized under applicable law.

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CHAPTER 7

CONVERSION TO CONDOMINIUMS ARTICLE 1 - GENERAL PROVISIONS SECTION 7108. PURPOSE AND CONTENT ARTICLE 2 - CONVERSION PROHIBITED SECTION 7109. CONVERSION PROHIBITED

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ARTICLE 1. GENERAL PROVISIONS SECTION 7108. PURPOSE AND CONTENT The purpose of this Chapter is to set forth the County’s requirements for the conversion of residential real property, including mobile home parks, into a condominium project, community apartment project or a stock cooperative project. ARTICLE 2. CONVERSION PROHIBITED SECTION 7109. CONVERSION PROHIBITED 1. No Application for Conversion Accepted In order to maintain the existing supply of rental housing and prevent

displacement of residents, no application for subdivision shall be accepted, filed, processed, reviewed, or approved for the conversion of residential real property, including mobile home parks, into a condominium project, a community apartment project or a stock cooperative project within the unincorporated area of San Mateo County until such time as:

a1. The vacancy rate, as determined each year by the State of California

Department of Finance (DOF) for all housing units in San Mateo County, has increased 1% or more from the January 1, 1981, DOF estimated vacancy rate of 3.15%, indicating that there is no longer a housing shortage in the County; and

b2. The Board of Supervisors amends this ordinance to permit and regulate

conversions.; or unless c3. The residents of a mobile home park petition to purchase their

mobile home park for purposes of converting it to resident ownership per Section 66427.5 of the Map Act and in compliance with Section 7009.4.a.(3).

2. Annual Report of Vacancy The Planning Director shall, on an annual basis, provide the Planning

Commission and Board of Supervisors with a status report of the vacancy rate for all housing units in San Mateo County as determined each year by the State of California Department of Finance.

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CHAPTER 8

REVERSIONS TO ACREAGE ARTICLE 1 - GENERAL PROVISIONS SECTION 7110. PURPOSE AND CONTENT OF THIS

CHAPTER ARTICLE 2 - REQUIREMENTS FOR REVERSIONS TO ACREAGE SECTION 7111. APPLICATION REQUIREMENTS; FORM AND

CONTENT SECTION 7112. PROCEDURE FOR FILING AND NOTICE OF

REVERSIONS TO ACREAGE SECTION 7113. PROCEDURE AND CRITERIA FOR PUBLIC

REVIEW AND ACTION ARTICLE 3 - ALTERNATIVE REVERSION PROCEDURES SECTION 7114. MERGER AND RESUBDIVISION WITHOUT

REVERSION SECTION 7115. MERGER OF PARCELS UNDER COMMON

OWNERSHIP WITHOUT REVERSION

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ARTICLE 1. GENERAL PROVISIONS SECTION 7110. PURPOSE AND CONTENT OF CHAPTER The purpose of this Chapter is to establish the County’s requirements and procedures for reverting subdivided real property to acreage. ARTICLE 2. REQUIREMENTS FOR REVERSIONS TO ACREAGE SECTION 7111. APPLICATION REQUIREMENTS; FORM AND CONTENT 1. Reversion Initiated by Board of Supervisors or Property Owners A reversion to acreage may be initiated by the Board of Supervisors on its own

motion or by petition of all of the owners of record of the real property within the subdivision.

2. Application Requirements If a reversion to acreage is initiated by the property owners, an application shall

be filed with the Planning and Building Division Department in accordance with Section 7011. However, in place of a tentative map or tentative parcel map as required by Section 7011.1.a., an application for reversion to acreage shall include a final map or parcel map which meets the requirements specified in Section 7014. The final or parcel map shall clearly delineate dedications which will not be vacated and will remain in effect, and dedications which are a condition to reversion. The map shall also be accompanied by evidence of non-use or lack or necessity of any streets or easements which are to be vacated or abandoned. The application shall include any additional data, as required by the Planning Community Development Director, which would enable the Board of Supervisors to make all of the determinations and findings required by this Chapter.

SECTION 7112. PROCEDURE FOR FILING AND NOTICE OF REVERSIONS TO

ACREAGE 1. Reversion Initiated by Board of Supervisors a. Prior to conducting a hearing or taking action on a reversion to acreage

initiated by the Board of Supervisors, the Planning Community Development Director shall mail by certified mail to all current record owners of the property a notice of reversion, notifying the owner(s) that the affected property is the subject of a proposed reversion to acreage pursuant to the standards specified in this article, and advising the owner(s) that a public hearing on the proposed reversion will be held by the Board of Supervisors not sooner than ninety (90) days from the date of

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the notice. Where there is an indication that the notice sent by certified mail may not have been received by the owner(s), the County shall further attempt to notify the current property owner(s) by any reasonable means available, and the public hearing on the proposed reversion to acreage will be held no sooner than one hundred twenty (120) days from the date of the notice.

b. In addition to the notice required pursuant to (a), above, notice of the

hearing on the proposed reversion to acreage shall be given in accordance with Section 7010.3.

2. Reversion Initiated by Property Owners An application for a reversion to acreage initiated by property owners shall be

filed and processed in the manner prescribed in Section 7012. The application shall be considered by the Board of Supervisors at a public hearing. Notice of the hearing shall be given in the time and manner specified in Section 7013.2.

a. Abandonment of an Environmental Subdivision by Reversion After recordation, a subdivider may abandon an environmental subdivision

only by reversion to acreage, provided all the following conditions exist: (1) None of the lots created by the environmental subdivision has been

sold or exchanged. (2) None of the lots are being used, set aside, or required for mitigation

purposes pursuant to Section 7013.3.c. (3) Upon abandonment and reversion to acreage, the easement for

biotic and wildlife purposes is extinguished. If the environmental subdivision is abandoned and reverts to acreage, all local, state, and federal requirements shall apply.

SECTION 7113. PROCEDURE AND CRITERIA FOR PUBLIC REVIEW AND ACTION 1. Required Findings and Conditions of Reversions a. Required Findings

Subdivided real property may be reverted to acreage only if the Board of Supervisors finds that:

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(1) Dedications or offers of dedication to be vacated or abandoned by the reversion to acreage are unnecessary for present or future public purposes; and

(2) Either: (a) All owners of an interest in the real property within the

subdivision have consented to reversion; or (b) None of the subdivision or site improvements required to be

made have been made within two (2) years from the date the final or parcel map was filed for record, or within the time allowed by agreement for completion of the improvements, whichever is the later; or

(c) No parcels lots shown on the final map or parcel map have

been sold within five (5) years from the date such map was filed for record.

b. Conditions Applicable to Reversions Initiated by Property Owners

(1) As conditions of a reversion to acreage initiated by property owners, the Board of Supervisors may require:

(a) Dedications or offers of dedication only if necessary for the

purposes specified by Chapter 4 of the County Subdivision Regulations.

(b) Retention of previously paid fees only if necessary to

accomplish the purposes of the Map Act, the County Subdivision Regulations or any other County regulations.

(c) Retention of any portion of required improvement security or

deposits only if necessary to accomplish the purposes of the Map Act or the County Subdivision Regulations.

(2) No tax bond shall be required in reversion proceedings.

2. Reversion Effective Upon Recording of Map A reversion to acreage shall be effective at the time the final map or parcel map

is filed for record by the County Recorder. All dedications and offers of dedication not shown on the map at the time of recording shall be of no further force or effect.

3. Return of Fees and Deposits/Release of Security

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When a reversion is effective, all fees and deposits shall be returned to the

current owner of the property and all improvement security released, except those retained pursuant to Section 7113.2b.

ARTICLE 3. ALTERNATIVE REVERSION PROCEDURES SECTION 7114. MERGER AND RESUBDIVISION WITHOUT REVERSION 1. Merger and Resubdivision Without Reversion Subdivided lands may be merged and resubdivided without reverting to acreage

by complying with all the applicable requirements for the subdivision of land as provided by the Map Act and the County Subdivision Regulations. Any streets or easements to be left in effect after the resubdivision shall be adequately delineated on the map.

2. Credit for Fees Previously Paid Any unused fees or deposits previously made pursuant to the County Subdivision

Regulations pertaining to the property shall be credited pro rata towards any requirements for the same purposes which are applicable at the time of resubdivision.

3. Recording of Map: Effect The final or parcel map shall be reviewed and approved by the County pursuant

to Section 7016 and transmitted to the County Recorder in accordance with Section 7017. The filing of the final map or parcel map shall constitute legal merging of the separate parcels into one parcel and the resubdivision of such parcel, and shall also constitute abandonment of all streets and easements not shown on the map. The real property shall thereafter be shown with the new parcel boundaries on the assessment roll.

SECTION 7115. MERGER OF PARCELS UNDER COMMON OWNERSHIP WITHOUT REVERSION Contiguous parcels under common ownership may be merged without reverting to acreage in accordance with Section 7123. An instrument evidencing the merger shall be recorded.

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CHAPTER 9

PARCEL MERGERS ARTICLE 1 - GENERAL PROVISIONS SECTION 7116. PURPOSE AND CONTENT SECTION 7117. AUTHORITY FOR MERGER ARTICLE 2 - REQUIREMENTS FOR PARCEL MERGERS AFTER JULY 1, 1984 SECTION 7118. CONDITIONS UNDER WHICH CONTIGUOUS

PARCELS MAY MERGE SECTION 7119. PROCEDURE FOR PARCEL MERGERS ARTICLE 3 - UNMERGER OF PARCELS SECTION 7120. REQUIREMENTS FOR UNMERGER; NO

NOTICE OF MERGER RECORDED PRIOR TO JANUARY 1, 1984

SECTION 7121. REQUIREMENTS FOR UNMERGER; NOTICE

OF MERGER RECORDED PRIOR TO JANUARY 1, 1984

SECTION 7122. CONDITIONS FOR CONTINUED MERGER

OF SPECIFIED PARCELS ARTICLE 4 - VOLUNTARY MERGERS SECTION 7123. VOLUNTARY MERGERS AUTHORIZED

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ARTICLE 1. GENERAL PROVISIONS SECTION 7116. PURPOSE AND CONTENT The purpose of this Chapter is to set forth the County’s requirements for the merger and unmerger of parcels. The provisions of this Chapter may be amended by the Board of Supervisors following compliance with the notice of adoption requirements of Section 66451.20 of the California Government Code. SECTION 7117. AUTHORITY FOR MERGER 1. Contiguous Parcels Not Deemed Merged Solely by Common Ownership Except as otherwise provided in this Chapter, two or more contiguous parcels or

units of land which have been created under the provisions of the Subdivision Map Act, any prior law regulating the division of land, or the County Subdivision Regulations, or which were not subject to such provisions at the time of their creation, shall not be deemed merged by virtue of the fact that such contiguous parcels or units are held by the same owner, and no further proceeding under the provisions of the Subdivision Map Act or the Subdivision Regulations shall be required for the sale, lease, or financing of such contiguous parcels or units, or any of them.

2. Authority for Merger Chapter 3, Article 1.5 of the Map Act and this Chapter shall provide the sole and

exclusive authority for County initiated merger of contiguous parcels. ARTICLE 2. REQUIREMENTS FOR PARCEL MERGERS AFTER JULY 1, 1984 SECTION 7118. CONDITIONS UNDER WHICH CONTIGUOUS PARCELS MAY MERGE 1. Criteria for Parcel Merger Contiguous parcels held by the same owner may be merged if any one of the

contiguous parcels does not conform to the standards for minimum parcel size set forth by the County Zoning Regulations, and if all of the following requirements are met:

a. The owner of the affected parcels has been notified of the proposed

merger as provided in Section 7119.2.a. and is given the opportunity for a public hearing as provided for in Section 7119.3.

ab. At least one of the affected parcels is not developed with any structure for

which a building permit was issued by the County, or for which a building

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permit was not required at the time of construction; or is developed only with an accessory structure or accessory structures; or is developed with a single structure, other than an accessory structure, that is also partially sited on a contiguous parcel or unit of land; and

bc. With respect to any affected parcel, one or more of the following

conditions exist: (1) Comprises less than five thousand (5,000) square feet in area at

the time of the determination of merger. (2) Was not created in compliance with applicable laws and ordinances

in effect at the time of its creation. (3) Does not meet current standards for sewage disposal and domestic

water supply. (4) Does not meet slope stability standards. (5) Has no legal access which is adequate for vehicular and safety

equipment access and maneuverability. (6) Its development would create health or safety hazards. (7) Is inconsistent with the County’s General Plan and any applicable

area plan, other than minimum parcel size or density standards.

c. The applicant has obtained a Certificate of Compliance the affected parcels.

2. Exceptions Section 7118.1bc, above, shall not apply if one of the following conditions exists: a. On or before July 1, 1981, one or more of the contiguous parcels or units

of land is enforceably restricted open-space land pursuant to a contract, agreement, scenic restriction, or open-space easement as defined as set forth in Section 421 of the Revenue and Taxation Code; or

b. On July 1, 1981, one or more of the contiguous parcels or units of land is

zoned TPZ or TPZ/CZ in accordance with Chapters 34 and 37, respectively, of the San Mateo County Zoning Regulations, or is subject to a Williamson Act (agricultural preserve) contract as defined in Section 51201(b) of the California Government Code; or

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c. On July 1, 1981, one or more of the contiguous parcels or units of land is located within two thousand (2,000) feet of the site on which an existing commercial mineral resource extraction use is being made, whether or not the extraction is being made pursuant to the use permit issued by the local agency; or

d. On July 1, 1981, one or more of the contiguous parcels or units of land is

located within two thousand (2,000) feet of a future commercial mineral extraction site as shown on the plan for which a use permit or other permit authorizing commercial mineral resource extraction has been issued by the County; or

e. Within the Coastal Zone, one or more of the contiguous parcels or units of

land has, prior to July 1, 1981, been identified or designated as being of insufficient size to support residential development and where the identification or designation has either (a) been included in the land use plan of the County’s Local Coastal Program, or (b) prior to the adoption of such land use plan, been made by formal action of the California Coastal Commission pursuant to the provisions of the California Coastal Act in a coastal development permit decision or in an approved land use plan work program or an approved issue identification on which the preparation of a land use plan pursuant to the provisions of the California Coastal Act is based.

3. Clarification of Terms Used in this Section a. For purposes of determining whether contiguous parcels are held by the

same owner, ownership shall be determined as of the date that the Notice of Intention to Determine Status is recorded.

b. For the purposes of this section, “mineral resource extraction” means gas,

oil, hydrocarbon, gravel, or sand extraction, geothermal wells, or other similar commercial mining activity.

SECTION 7119. PROCEDURE FOR PARCEL MERGERS 1. Recordation of Notice A merger of parcels becomes effective when the Planning Community

Development Director causes to be filed for record with the County Recorder a Notice of Merger specifying the names of the record owners and particularly describing the real property to be merged.

2. Notice of Intention to Determine Status

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a. Prior to recording a Notice of Merger, the Planning Community Development Director shall mail by certified mail to the current record owner of the property a Notice of Intention to Determine Status, notifying the owner that the affected parcels may be merged pursuant to the standards specified in this article, and advising the owner of the opportunity to request a hearing on determination of status and to present evidence at the hearing that the property does not meet the criteria for merger.

b. The Notice of Intention to Determine Status shall be filed for record with

the County Recorder on the date that notice is mailed to the property owner.

3. Hearing on Determination of Status a. At any time within thirty (30) days after recording of the Notice of Intention

to Determine Status, the owner of the affected property may file with the Planning Community Development Director a request for a hearing on determination of status. Where there is an indication that the notice sent, pursuant to Section 7119.2, may not have been received by the owner, the owner shall have an additional thirty (30) days to request a hearing. During that time the County shall further attempt to notify the owner by any reasonable means available.

b. Upon receiving a request for a hearing on determination of status from the

owner of the affected property pursuant to (a), above, the Planning Community Development Director shall fix a time, date and place for the hearing, and shall so notify the property owner by certified mail. The hearing shall be conducted not more than sixty (60) days following receipt of the property owner’s request for the hearing, but may be postponed or continued with the mutual consent of the County and the property owner.

c. At the hearing, the property owner shall have the opportunity to present

any evidence that the affected property does not meet the standards for merger as specified in this article. At the conclusion of the hearing, the Planning Community Development Director shall make a determination that the affected parcels are to be merged or are not to be merged and shall so notify the owner of his or her determination.

4. Determination of Merger or Non-Merger a. If the Planning Community Development Director determines that

parcels should be merged, a Notice of Merger shall be recorded within thirty (30) days after the conclusion of the hearing.

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b. If in accordance with the above procedures the Planning Community Development Director determines that the subject property shall not be merged, a release of the Notice of Intention to Determine Status shall be recorded and a clearance letter shall be mailed to the then current owner of record.

c. The decision of the Planning Community Development Director may be

appealed in accordance with Section 7013.4. 5. Procedure When No Hearing Requested If, within the sixty (60) day period specified in Section 7119.3a, the owner does

not file a request for a hearing, the Planning Community Development Director may, thereafter, make a determination that the affected parcels are to be merged or are not to be merged. When no hearing is requested, a Notice of Merger shall be recorded no later than ninety (90) days following the mailing of the Notice of Intention to Determine Status.

ARTICLE 3. UNMERGER OF PARCELS SECTION 7120. REQUIREMENTS FOR UNMERGER; NO NOTICE OF MERGER RECORDED PRIOR TO JANUARY 1, 1984 The provisions of this section shall apply only to parcels which have merged prior to January 1, 1984, and for which a Notice of Merger was not recorded on or before January 1, 1984. 1. Application Requirements A written request for unmerger shall be filed with the Planning and Building

Division Department. The request shall be signed by all owners of the property and accompanied by any such data, documents or maps as may be required by the Planning Community Development Director to establish proof of ownership and to illustrate or legally describe the parcels to be unmerged.

In addition, the application shall be accompanied by a fee in the amount

established by the most recent Planning Service Fee Schedule adopted by the Board of Supervisors.

2. Criteria for Unmerger; No Notice of Merger Recorded Prior to January 1, 1984 Any parcels or units of land for which a Notice of Merger had not been recorded

on or before January 1, 1984, shall be deemed not to have merged if on January 1, 1984, the following two conditions are met:

a. The parcel meets each of the following criteria:

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(1) Comprises at least five thousand (5,000) square feet in area. (2) Was created in compliance with applicable laws and ordinances in

effect at the time of its creation. (3) Meets current standards for sewage disposal and domestic water

supply. (4) Meets slope density standards. (5) Has legal access which is adequate for vehicular and safety

equipment access and maneuverability. (6) Development of the parcel would create no health or safety

hazards. (7) The parcel would be consistent with the applicable General Plan

and any applicable area plan, other than minimum parcel size or density standards.

b. And, with respect to such parcel, none of the conditions listed in Section

7118.2 exist. 3. Determination of Unmerger a. Based on information contained in the application submitted, the Planning

Community Development Director shall determine if the parcels meet the criteria set forth in Section 7120.2, above.

b. Upon a determination that the parcels meet the standards specified in

Section 7120.2, the Planning Community Development Director shall issue to the owner and record with the County Recorder a notice of the status of the parcels which shall identify each parcel and declare that the parcels are unmerged pursuant to this section.

c. If the Planning Community Development Director determines that the

parcels do not meet the criteria specified in Section 7120.2, above, the Planning Community Development Director shall issue to the owner and record with the County Recorder, a Notice of Merger as provided in Section 7119.1.

d. The decision of the Planning Community Development Director may be

appealed in accordance with Section 7013.4. SECTION 7121. REQUIREMENTS FOR UNMERGER; NOTICE OF MERGER RECORDED PRIOR TO JANUARY 1, 1984

9.8

The provisions of this section shall apply to parcels which have merged prior to January 1, 1984, for which a Notice of Merger was recorded on or before January 1, 1984, where the parcel owner contends that the criteria for merger under the merger ordinance in effect at the time of merger were not met. 1. Application Requirements A written request for unmerger shall be filed with the Planning and Building

Division Department. In addition to the application requirements set forth in Section 7120.1, the applicant shall submit evidence to support at least one of the criteria set forth in Section 7121.2, below.

2. Criteria for Unmerger; Notice of Merger Recorded Prior to January 1, 1984 Any parcels or units of land for which a Notice of Merger was recorded before

January 1, 1984, shall be deemed not to have merged if one of the following three facts is demonstrated:

a. That in fact there was no contiguity of ownership; b. That in fact the merged parcels met the minimum parcel size for the

zoning district at the time of merger; or c. That in fact there was a primary structure on a merged parcel for which a

building permit had been issued. 3. Determination of Unmerger a. Based on information contained in the application submitted, the Planning

Community Development Director shall determine if the parcels meet the criteria set forth in Section 7121.2, above.

b. Upon a determination that the parcels meet the criteria specified in

Section 7121.2, above, the Planning Community Development Director shall issue to the owner and record with the County Recorder a notice of the status of the parcels which shall identify each parcel and declare that the parcels are unmerged pursuant to this section.

c. If the Planning Community Development Director determines that the

parcels do not meet the criteria specified on Section 7121.2, above, the parcels shall remained merged in accordance with the Notice of Merger recorded.

d. The decision of the Planning Community Development Director may be

appealed in accordance with Section 7013.4.

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SECTION 7122. CONDITIONS FOR CONTINUED MERGER OF SPECIFIED PARCELS If any parcels or units of land merged under a valid local merger ordinance which was in effect prior to January 1, 1984, but for which a Notice of Merger had not been recorded before January 1, 1988, and one or more of the merged parcels or units of land is within one of the categories specified in paragraphs (a) to (e), inclusive, of Section 7118.2, the parcels or units of land shall continue to be merged subject to the provisions for unmerger contained in State Government Code Sections 66451.301 and 66451.302. ARTICLE 4. VOLUNTARY MERGERS SECTION 7123. VOLUNTARY MERGERS AUTHORIZED Pursuant to Government Code Section 66499.20.3 3/4, upon request of the legal owner of contiguous parcels, the Planning Community Development Director may approve the merger of the parcels without reverting to acreage. 1. Application Requirements A written request for voluntary merger shall be filed with the Planning and

Building Division Department. The request shall be signed by all owners of the property and accompanied by any such data, documents or maps as may be required by the Planning Community Development Director to establish proof of ownership, parcel legality, and to illustrate or legally describe the proposed merger configuration. In addition, the application shall be accompanied by a fee in the amount established by the most recent Planning Service Fee Schedule adopted by the Board of Supervisors.

2. Criteria for Review and Action The Planning Community Development Director shall approve the application

for merger if the merger of parcels will not result in a greater density of development than that which is currently allowed by the County Zoning Regulations.

3. Conditions; Recording of Notice of Merger a. In approving the request for merger, the Planning Community

Development Director may impose reasonable conditions.

b. Once the conditions of the merger have been satisfied, a Notice of Merger shall be recorded with the County Recorder. The form and content of the notice shall be as required by the Planning Community Development Director. The filing of the Notice of Merger shall constitute legal merger of the affected parcels.

10.1

CHAPTER 10

LOT LINE ADJUSTMENTS ARTICLE 1 - GENERAL PROVISIONS SECTION 7124. PURPOSE OF CHAPTER ARTICLE 2 - REQUIREMENTS FOR LOT LINE ADJUSTMENTS SECTION 7125. APPLICATION REQUIREMENTS; FORM AND

CONTENT SECTION 7126. CRITERIA AND PROCEDURE FOR REVIEW

OF LOT LINE ADJUSTMENT APPLICATION ARTICLE 3 - PROCEDURE AND CRITERIA FOR ACTION ON LOT LINE

ADJUSTMENT APPLICATION SECTION 7127. NOTIFICATION AND DECISION BY

PLANNING COMMUNITY DEVELOPMENT DIRECTOR

SECTION 7128. CONDITIONS

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ARTICLE 1. GENERAL PROVISIONS SECTION 7124. PURPOSE OF CHAPTER The purpose of this Chapter is to set forth the County’s requirements and procedures for lot line adjustments. All lot line adjustments, as defined in Section 70098., are subject to approval by the County pursuant to this Chapter consistent with Section 66412(d) of the Map Act. ARTICLE 2. REQUIREMENTS FOR LOT LINE ADJUSTMENTS SECTION 7125. APPLICATION REQUIREMENTS; FORM AND CONTENT 1. Application Requirements Applications for review and approval of lot line adjustments shall be filed with the

Planning and Building Division Department. The application shall include the following:

a. Lot Line Adjustment Site Plan Five (5) copies of a site plan showing the proposed lot line adjustment

prepared in accordance with Section 7125.2. In addition, one reduced (8 1/2" x 11") copy of the site plan shall be submitted. In addition, a site plan shall be submitted in a digitized format.

b. Application Form A completed application form as required by the Planning Community

Development Director. c. Environmental Information Disclosure Form A completed Environmental Information Disclosure Form, available from

the Planning Division. d. Title Report A preliminary title report of each parcel involved showing the legal owners

at the time of filing the lot line adjustment application, and all easements, encumbrances, and other reservations of record affecting the property.

e. Owner’s Concurrence Proof of the owners interest in the property and concurrence with the

application for lot line adjustment.

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f. Notification MaterialsParcel Legality Property owner notification materials, including a list of the names and

mailing addresses of the owners of all properties that are:Evidence, as required by the Community Development Director, that the lots involved have been legally created.

(1) Adjacent to the properties involved in the lot line adjustment; and (2) Adjacent to any private road serving the properties involved in the

lot line adjustment. g. Fees The fees for processing the lot line adjustment application, in accordance

with the most recent Planning Service Fee Schedule adopted by the Board of Supervisors.

2. Form and Content Requirements for Lot Line Adjustment Site Plans The lot line adjustment site plan shall meet the following requirements for form

and content: a. Not less than 8.5 x 11 inches in size, drawn in ink (or blueprint) to an

accurate scale; b. Existing property lines shown as solid lines, proposed property lines as

dashed lines; c. Existing easements, identified by their recording data; d. Date of map preparation, scale of map and north arrow included; e. Existing and proposed area of each parcel given in square feet if less than

one acre, in acres if one acre or larger; f. Location of existing structures and driveways shown, as well as the

location of potential building sites and driveways; g. Location of any septic tanks, drainfields and expansion areas, and the

location of any water wells and related water lines shown; h. Contour lines shown at no more than ten (10) foot intervals;

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i. Assessor’s parcel numbers and the names of all property owners for all parcels involved;

j. Name and address of preparer of site plan. 3. Special Requirements a. Where the average slope of the property involved in a lot line adjustment

exceeds twenty percent (20%), a Negative Declaration fee shall also be collected at the time of application.

b. For all lot line adjustments within the Coastal Zone, the filing of a Coastal

Development Permit Exemption Form Application and fee is required. c. For all lot line adjustments proposed within the Planned Agricultural

District (PAD), a Planned Agricultural Permit application will also be required.

SECTION 7126. CRITERIA AND PROCEDURE FOR REVIEW OF LOT LINE ADJUSTMENT APPLICATION 1. Criteria for Review of Lot Line Adjustment Review of a lot line adjustment application shall be limited to include a

determination of whether or not the parcels resulting from the lot line adjustment conform to the County General Plan and any applicable specific plan, the Local Coastal Program, and County zoning and building ordinances regulations. SpecificallyFor example, a lot line adjustment application shall be evaluated with regard to the following criteria:

a. Conformity with applicable General Plan, specific plan, LCP, and Zoning

and Building Regulations, although existing legal non-conforming situations may continue provided they are not aggravated by the lot line adjustment;

b. Suitability of building sites created by the lot line adjustment; c. Provision for adequate routine and emergency access; d. Provision for adequate water supply and sewage disposal.;

d. Avoiding or minimizing impacts upon scenic corridors, wetlands, coastal resources, or authorized coastal development.

2. Transmittal to Other Agencies for Comment

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Once the application for a lot line adjustment is accepted by the Planning and Building Division Department, the Planning Community Development Director will forward copies of the site plan and any relevant accompanying data and reports to other affected public agencies including the Departments of Public Works and Environmental Health, and each fire, utility and sanitation district having jurisdiction over the subject property. These agencies will be asked to review the lot line adjustment application and, within thirty (30) days, return their comments and any recommended conditions in writing.

3. Determination of Completeness Within thirty (30) days of application submittal, the Planning Community

Development Director shall notify the applicant in writing if the application is complete, or if additional information is required. Acceptance of the application as complete shall not preclude the County from requesting that any information submitted be clarified, amplified, corrected, or supplemented if necessary to determine compliance with State law or County regulations, nor does it signify that the map complies fully with the Subdivision Regulations.

4. Environmental Review The Planning Community Development Director will review the application,

including the Environmental Information Form, to determine if the project is exempt from CEQA. If the project is not exempt, an initial study will be conducted to determine whether a negative declaration may be issued or an Environmental Impact Report (EIR) will be required. Upon making this determination, the appropriate environmental document will be prepared as prescribed in the County’s CEQA Implementing Procedures.

ARTICLE 3. PROCEDURE AND CRITERIA FOR ACTION ON LOT LINE ADJUSTMENT APPLICATION SECTION 7127. NOTIFICATION AND DECISION BY PLANNING COMMUNITY DEVELOPMENT DIRECTOR 1. Planning Community Development Director to Act on Lot Line Adjustment

Application The Planning Community Development Director has the authority to approve or

deny a lot line adjustment application in accordance with this Chapter, except as provided in Section 7007.2.

2. Notification of Adjacent Property Owners Owners of properties adjacent to parcels involved in the lot line adjustment, and

owners of properties adjacent to any private road serving the properties involved

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in the lot line adjustment shall be notified of the application for lot line adjustment at least ten (10) days prior to action on the application by the Planning Community Development Director.

3. Criteria for Decision by Planning Community Development Director Upon receipt of any recommendations from other agencies and/or comments

from the public, and upon completion of the Planning Community Development Director’s analysis of the application, the Planning Community Development Director shall render a decision on the lot line adjustment application. If the Planning Community Development Director determines that the parcels resulting from the adjustment will meet the criteria set forth in Section 7126.1, the application shall be approved. A letter of decision shall be sent, informing the applicant of the Planning Community Development Director’s decision and of the right of appeal in accordance with Section 7013.4.

SECTION 7128. CONDITIONS 1. Standard Condition for All Lot Line Adjustments a. For Parcels of Record Involving Parallel Line Adjustments Only For parcels of record that involve only parallel line adjustments, the

applicant will be required to submit legal deeds for the property to be transferred, completely signed and ready to record, and written legal descriptions of the entire new configuration of all parcels involved in the lot line adjustment. The deeds and legal descriptions reflecting the approved lot line adjustment shall be reviewed by the Department of Public Works prior to being filed for record with the County Recorder.

b. For Parcels Not of Record, Acreage, and Multi-Directional Adjustments In accordance with Section 8762 of the State Business and Professions

Code, for parcels not of record, acreage and lot line adjustments involving multi-directional adjustments, the applicant will be required to submit a Record of Survey map and numerical closure sheets for all parcels, in addition to the deeds and legal descriptions to be recorded as specified in Section 7128.1a, above.

c. Parcel Map Optional For those lot line adjustments described in Section 7128.1b, above, the

applicant has the option to record a parcel map in accordance with Article 3, Chapter 2 of the Subdivision Regulations, in lieu of submitting the items specified in Section 7128.1b. However, no parcel map, final map, or

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tentative map shall be required as a condition to the approval of a lot line adjustment that has obtained all other required approvals.

2. Other Conditions When approving a lot line adjustment, the Planning Community Development

Director may impose conditions to ensure conformance with the Zoning or Building Regulations, or this Chapter, or which would facilitate the relocation of existing utilities, infrastructure, or easements.

3. Conditions of Approval to be Satisfied Prior to Recording of Deeds and Legal

Descriptions The deeds and legal descriptions shall not be recorded until all conditions of

approval have been met or bonded for as appropriate. The lot line adjustment shall be effective when the deeds and legal descriptions of the new parcels have been recorded. The Planning and Building department shall charge a recording fee, as set forth in the most recent fee schedule adopted by the Board of Supervisors, and record the deed and the lot line adjustment.

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CHAPTER 11

ENFORCEMENT AND REMEDIES ARTICLE 1 - GENERAL PROVISIONS SECTION 7129. PURPOSE OF CHAPTER ARTICLE 2 - PROHIBITION, ENFORCEMENT, AND PENALTY SECTION 7130. PROHIBITED TRANSACTIONS SECTION 7131. ENFORCEMENT SECTION 7132. VIOLATIONS; PENALTIES ARTICLE 3 - CERTIFICATES OF COMPLIANCE AND OTHER REMEDIES SECTION 7133. DENIAL OF DEVELOPMENT PERMIT

APPROVALS SECTION 7134. LEGALIZATION OF PARCELS;

CERTIFICATES OF COMPLIANCE SECTION 7135. OTHER REMEDIES

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ARTICLE 1. GENERAL PROVISIONS SECTION 7129. PURPOSE OF CHAPTER The purpose of this Chapter is to set forth the County’s provisions for enforcement of the Subdivision Regulations. ARTICLE 2. PROHIBITION, ENFORCEMENT AND PENALTY SECTION 7130. PROHIBITED TRANSACTIONS 1. No Sale, Lease or Finance Prior to Full Compliance a. No person shall sell, lease or finance any parcel or parcels of real property

or commence construction of any building for sale, lease or finance, except for model homes, or allow occupancy thereof, for which a final map or parcel map is required by the Map Act or by the County Subdivision Regulations, until the final or parcel map is in full compliance with the Map Act and the County Subdivision Regulations and has been filed for record by the County Recorder.

b. Conveyances of any part of a division of real property for which a final or

parcel map is required by the Map Act or the County Subdivision Regulations shall not be made by parcel or block number, initial or other designation, unless and until the final or parcel map has been filed for record by the County Recorder.

2. Exceptions a. Section 7130.1, above, does not apply to any parcel or parcels of a

subdivision offered for sale or lease, contracted for sale or lease, or sold or leased in compliance with or exempt from any law (including the County Subdivision Regulations), regulating the design and improvement of subdivisions in effect at the time the subdivision was established.

b. Nothing contained in Section 7130.1a, above, shall be deemed to prohibit

an offer or contract to sell, lease or finance real property, or to construct improvements thereon where the sale, lease or financing, or the commencement of construction is expressly conditioned upon the approval and filing of a final subdivision map or parcel map, as required under the Map Act.

c. Nothing in Sections 7130.1 and 7130.2(a) and (b) shall in any way modify

or affect the provisions of Section 11018.2 of the State Business and Professions Code which states that no person shall sell or lease, or offer

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to sale or lease, any lots or parcels in a subdivision without first obtaining a public report from the State Real Estate Commission.

SECTION 7131. ENFORCEMENT 1. Notice of Intention to Record Notice of Violation Whenever the Planning Director County has knowledge that real property has

been divided in violation of the provisions of the Map Act or of the County Subdivision Regulations, he or she may mail by certified mail a “Notice of Intention to Record a Notice of Violation” shall be sent by certified mail to the current owner of record of the property. The notice shall:

a. Describe the real property in detail; b. Name the owner(s) of the property; c. State that an opportunity will be given to the owner to present evidence at

a meeting to be conducted by the Planning Community Development Director;

d. Specify a time, date, and place for the meeting at which the owner may

present evidence as to why the notice should not be recorded; e. Contain a description of the violations; and f. Contain an explanation as to why the subject property is not lawful under

Section 7131.3. 2. Meeting to Present Evidence; Decision by Planning Community Development

Director a. The meeting specified in Section 7131.1, above, shall take place no

sooner than 30 days and no later than sixty (60) days from date of mailing of the Notice of Intention to Record a Notice of Violation.

b. If, after the owner has presented evidence, it is determined that there has

been no violation, the County shall mail a clearance letter to the then current owner of record.

c. If, however, after the owner has presented evidence, the Planning

Community Development Director determines that the property has in fact been illegally divided, the Planning Community Development Director shall record the Notice of Violation with the County Recorder.

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d. If, within fifteen (15) days of receipt of the Notice of Intention, the owner of the real property fails to inform the County of his or her objection to recording the Notice of Violation, the Planning Community Development Director shall record the Notice of Violation with the County Recorder.

e. Whenever the Planning Community Development Director determines

that a single division or a series of divisions by a land divider constitutes willful, knowledgeable violation of the Map Act or the County Subdivision Regulations, he or she shall refer the matter to the District Attorney.

f. The notice of violation, when recorded, shall be deemed to be constructive

notice of the violation to all successors in interest in such property. The County Recorder shall index the names of the fee owners in the general index.

3. Lawful Parcels Created Before March 4, 1972 For purposes of this section, a subject parcel shall be conclusively presumed to

have been lawfully created under any of the following circumstances: a. The parcel was created between July 20, 1945, and March 4, 1972, and

there was compliance with the County Subdivision Ordinance; or b. The parcel was created prior to August 15, 1946, and resulted from a

division of land in which fewer than five (5) parcels were created; or c. The parcel was created prior to March 4, 1972, and any subsequent

purchaser acquired that parcel for valuable consideration without actual or constructive knowledge of a violation of the Map Act or of the County Subdivision Ordinance. Owners of parcels or units of land purchased without knowledge of a violation, as described above, shall be required to obtain a Certificate of Compliance or a Conditional Certificate of Compliance pursuant to Section 7134 prior to obtaining a permit or other grant of approval for development of the parcel or unit of land. The presumption declared above shall not be operative when determining whether the parcel or unit of land complies with the provisions of the Map Act and the County Subdivision Regulations, as required pursuant to Section 7134.

SECTION 7132. VIOLATIONS, PENALTIES Each violation of this division the Map Act by a person who is the subdivider, or an owner of record at the time of the violation, of property involved in the violation shall be punishable by imprisonment in the County jail not exceeding one year or in the State prison, by a fine not exceeding ten thousand dollars ($10,000), or by both that fine and imprisonment. Every other violation of this division is a misdemeanor is subject to

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those penalties set forth in Government Code Section 66499.31and applicable fines and remedies prescribed in Chapter 1.40 of the County Ordinance Code. ARTICLE 3. CERTIFICATES OF COMPLIANCE AND OTHER REMEDIES SECTION 7133. DENIAL OF DEVELOPMENT PERMIT APPROVALS ON NON-COMPLIANT PARCELS 1. Permits and Approvals to be Withheld by County a. No permit shall be issued or approval granted where such permit or

approval is necessary to develop any real property, where such property has been divided or has resulted from a division in violation of the provisions of the Map Act or of the County Subdivision Regulations, if the person or body having authority to issue such permit or grant such approval finds that development of such real property is contrary to the public health or safety.

b. The authority to deny such a permit or such approval shall apply whether

the applicant for such permit was the owner of record at the time of such violation or whether the applicant is either the current owner of record or a vendee of the current owner of record pursuant to a contract of sale of the real property with, or without, actual or constructive knowledge of the violation at the time of the acquisition of his or her interest in such real property.

2. Parcel Legality to be Determined by Planning Community Development

Director The applicant shall demonstrate to the satisfaction of the Community

Development Director that Compliance of any parcel complies with the Map Act and the County Subdivision Regulations shall be verified by the Planning Director prior to the issuance of any permit or grant of approval to:

a. Develop a previously undeveloped parcel; b. Increase residential density; or c. Significantly increase intensity of commercial, industrial or agricultural

uses. 3. Limitation on Conditions of Approval if Permit to Develop Granted If the person or body having authority to issue an approval or permit necessary to

develop any real property finds that development of such real property is not contrary to the public health or safety, such approval or permit may be granted

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after the requirements of Section 7134 have been satisfied, subject only to those conditions which would have been applicable to the division of the property at the time the applicant acquired his or her interest in such real property, and which has been established at that time by the Map Act or by the County Subdivision Regulations, except as follows:

a. Where the applicant was the owner of record at the time of the initial

violation of the provisions of the Map Act or of the County Subdivision Regulations, who, by a grant of the real property created a parcel or parcels in violation of the Map Act or of the County Subdivision Regulations, and such person is the current owner of record of one or more of the parcels which were created as a result of the grant in violation of the Map Act or of the County Subdivision Regulations, then conditions may be imposed as would be applicable to a current division of the property.

b. If a Conditional Certificate of Compliance has been filed for record

pursuant to Section 7131.3, only such conditions stipulated in that certificate shall be applicable to parcel legality.

c. Compliance with the conditions of the Conditional Certificate of

Compliance is not required until the time which a permit or other grant of approval for development of the property is issued by the County.

SECTION 7134. LEGALIZATION OF PARCELS; CERTIFICATES OF COMPLIANCE No permit for development shall be issued until the parcel’s legal status has been determined, except as provided expressly below. In accordance with this section, any person owning real property or a vendee of that person pursuant to a contract of sale of the real property may request, and the County shall determine, whether the real property complies with the provisions of the Map Act and of the County Subdivision Regulations. The requested determination is a Certificate of Compliance. Certificates of Compliance may be either unconditional (Type A) or conditional (Type B). Application may be made to obtain a Certificate of Compliance to verify the legality of a parcel or to legalize a parcel. 1. Certificate of Compliance to Verify Parcel Legality (Government Code Section

66499.35(a)) a. Application Requirements Applications to obtain a Certificate of Compliance to verify the legality of a

parcel shall be filed with the Planning and Building Division. The application shall include the following:

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(1) A completed application form as required by the Planning Director; (2) A complete Land Division History pursuant to Section 7134.1b,

below; (3) Fees in accordance with the Planning Service Fee Schedule

adopted by the Board of Supervisors.

b. Land Division History In order to determine whether or not a parcel complies with the Map Act

and the County Subdivision Regulations, the property owner shall undertake preparation of a land division history. To the extent possible, the land division history must trace the history of the subject parcel, and previous parcels of which it was a part, back to the last legal parcel or to its original creation. In order to establish the geographic limits and date of the land division in question, the land division history should include, for each parcel, the following information:

(1) Date created; (2) Deed reference; and (3) A map depicting the parcel boundaries. c. Parcel Determined to be Legal; Recording of Certificate of Compliance

(1) If, based on the land division history, the parcel is conclusively determined by the Planning Director to be in compliance with the provisions of the Map Act and the County Subdivision Regulations, the Planning Director shall cause a Certificate of Compliance to be filed for record with the County Recorder. The Certificate of Compliance shall identify the real property and shall state that the division of the property complies with applicable provisions of the Map Act and of the County Subdivision Regulations.

(2) A Certificate of Compliance shall also be issued for any “real

property which has been approved for development.” As used herein, “real property which has been approved for development” shall include the following:

(a) Real property with respect to which improvements have

been completed prior to the time a permit or grant of approval for development was required by any County ordinances in effect at the time of the improvement; or

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(b) Real property with respect to which improvements have been completed in reliance upon a permit or grant of approval issued by the County.

(3) A recorded final map or parcel map shall constitute a Certificate of

Compliance with respect to the parcels of real property described on the map.

(4) An official map prepared pursuant to Section 66499.52(b) of the

State Government Code shall constitute a Certificate of Compliance with respect to the parcels of real property described on the map and may be filed for record, whether or not the parcels are contiguous, so long as the parcels are within the same section, or, with the approval of the Director of Public Works, within contiguous sections of land.

d. Parcel Determined Not to be Legal If, based on the land division history, it is determined by the Planning

Director that the subject parcel does not comply with the provisions of the Map Act or of the County Subdivision Regulations, the Planning Director will cause a Conditional Certificate of Compliance to be issued, pursuant to Section 7134.2, below.

2. Conditional Certificate of Compliance to Legalize Parcel(s) (Government Code

Section 66499.35(b)) a. Application Requirements Applications to obtain a Conditional Certificate of Compliance to legalize a

parcel(s) shall be filed with the Planning and Building Division in accordance with Section 7011. In addition, the following shall also be required:

(1) A Land Division History pursuant to Section 7134.1b; (2) Complete legal descriptions and mathematical closure sheets for

each parcel. b. Procedure for Staff Review An application for a Conditional Certificate of Compliance shall be

processed in the manner prescribed in Section 7012. As part of his review, the Planning Director shall determine which of the following categories best describes the land division in question:

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(1) Currently Conforming or Conforming at Time of Division This category represents procedural violation of the Map Act or the

County Subdivision Regulations, in that there was a failure to file a subdivision map. However, the land division conforms to general plan and zoning standards currently in effect or conformed to general plan and zoning standards in effect at the time the division occurred.

(2) Non-Conforming This category represents a substantive violation of the Map Act or

the County Subdivision Regulations, in that had a subdivision map been filed at the time of division, it would have been disapproved. The land division does not conform to either current general plan and zoning standards or those in effect at the time of division. Whenever the Planning Director determines that a land divider has willfully and knowledgeably violated the Map Act or the County Subdivision Regulations, he or she shall refer the matter to the District Attorney.

c. Procedure and Criteria for Public Review and Action (1) Planning Director to Conduct Public Hearing on Conditional

Certificate of Compliance An application for Conditional Certificate of Compliance shall be

considered by the Planning Director at a public hearing. Notice of the hearing shall be given in the time and manner specified in Section 7013.2.

(2) Conditions The Planning Director, at his discretion, may impose: (a) Any conditions which would have been applicable to the

division of the property at the time the applicant acquired his or her interest in the property, and which had been established at that time by the Map Act or the County Subdivision Regulations; except that

(b) Where the applicant was the owner of record at the time of

the initial violation of the provision of the Map Act or the County Subdivision Regulations, and the person is the current owner of record of one or more of the parcels which were created as a result of the grant in violation of the Map Act or County Subdivision Regulations, then the Planning

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Director may impose any conditions which would be applicable to a current division of the property.

(c) Compliance with the conditions of the Conditional Certificate

of Compliance is not required until the time which a permit or other grant of approval for development of the property is issued by the County.

(3) Appeals The Planning Director’s action and the conditions imposed

may be appealed in accordance with Section 7013.4. d. Recording After expiration of the appeal period, the Conditional Certificate of

Compliance shall be checked for accuracy by the Director of Public Works and filed for record with the County Recorder. The Conditional Certificate of Compliance shall serve as notice to the property owner or vendee, who has applied for the Conditional Certificate of Compliance pursuant to this section, a grantee(s) of the property owner, or any subsequent transferee or assignee of the property that the fulfillment and implementation of these conditions shall be required prior to subsequent issuance of a permit or other grant of approval for development of the property.

1. Parcels and Development Not Requiring Certificate of Compliance

a. Lot Line-Adjusted Parcels

Where the boundary of a parcel has been altered pursuant to a County-approved and recorded lot line adjustment, said parcel need not be issued a Certificate of Compliance; however, an unconditional Certificate of Compliance (Type A) may be issued upon request by, and with a completed application from, the property owner.

b. Parcels Depicted on Approved Subdivision Maps

A parcel depicted as a lot on a subdivision map approved and recorded by the County on or after July 20, 1945 shall be deemed a legal lot without the need for issuance of any Certificate of Compliance.

c. Proposed Subdivisions and Proposed Lot Line Adjustments

Where a parcel is part of a currently proposed subdivision or lot line adjustment, said parcel shall not be subject to obtaining a Certificate of Compliance.

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d. The following forms of development may occur on parcels outside the Coastal Zone, when performed in full compliance with all other permitting requirements, without the need for the prior issuance of a Certificate of Compliance. Allowance of development under this subsection shall not be deemed a permit for a principally permitted use for purposes of this section. Nothing in this subsection shall be interpreted to authorize a form of development that would otherwise be prohibited by or require authorization under any other law, rule, ordinance or regulation.

(1) Application for subdivision, lot line adjustment, or merger (2) Non-structural forms of development (3) Habitat or environmental restoration (4) Structures not amounting to a principally permitted use in the

zoning district, such as fences, water wells, roads and other improvements deemed by the Community Development Director not to substantially alter the vacant condition of the land.

2. Determination of Conditional or Unconditional Certificates a. Previously or Currently Developed Parcels

Any parcel(s) currently developed or that had development which was subsequently demolished shall be issued an unconditional Certificate of Compliance (Type A) upon a complete application, provided that: (1) The development was a principally permitted use under the

zoning regulations in place on the property when the development first occurred; and

(2) Substantial development was performed in reliance upon a

building permit or was built prior to the County’s practice of issuing building or planning permits.

b. Parcels Depicted on Approved Subdivision Maps

(1) A parcel depicted as a lot on a subdivision map approved and recorded by the County prior to July 20, 1945 shall be issued a unconditional Certificate of Compliance (Type A) upon complete application demonstrating that the current parcel boundaries match those depicted on the approved subdivision

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map and the parcel was conveyed separately from adjoining lands prior to July 20, 1945.

(2) A parcel depicted as a lot on a subdivision map approved and recorded by the County prior to July 20, 1945 shall be issued a conditional Certificate of Compliance (Type B) upon a complete application demonstrating that the current parcel boundaries match those depicted on the approved subdivision map and the parcel was first conveyed separately from adjoining lands on or after July 20, 1945.

3. Application Requirements Applications for a Certificate of Compliance may request a determination of

the legal status of more than one parcel per application. All applications shall be filed with the Planning and Building Department and shall include the following:

a. A completed application form as required by the Community

Development Director;

b. A catalog of land divisions. Each parcel proposed for legalization shall have submitted, in separate application packets, a catalog of prior land divisions of the subject parcel, and previous parcels of which it was a part, from the present day back to the last legal parcel and at a minimum covering the timeframe back to July 20, 1945. In order to establish the location and date of each land division in question, the submittal shall be made substantially in a form provided by the Community Development Director, and shall include:

(1) The date of each transaction purportedly dividing the land,

along with the name(s) of the grantor and grantee; (2) A document reference to deed, maps or other document in the

official records of the County Recorder of such transaction;

(3) Legible reproductions of each deed, map, or other referenced document;

(4) A reproduction of the page of the Assessor’s map book for the

vicinity depicting the parcel boundaries resulting from each land division, and the boundaries of prior land divisions of the same land;

(5) A chain of title that traces, chronologically, the deed

conveyances of the subject parcel(s) (comprised of the

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original lot(s) of record) as well as all contiguous parcels (except those located across a public roadway or those already developed by the time of the application), starting from when the subject subdivision was first recorded up through present day.

c. Fees in accordance with the most recent Planning Service Fee

Schedule adopted by the Board of Supervisors. 4. Procedure and Standards for Staff Review An application for a Certificate of Compliance shall be processed as

follows: a. Planning staff shall evaluate the application to ascertain whether the

parcel’s history is such that it is entitled to a Certificate of Compliance by:

(1) Searching County property records to confirm the parcel’s

geographic location and physical configuration. (2) Comparing the legal description found in the County parcel

data to the legal description contained in the grant deed(s) listed in the chain of title submitted by the applicant.

b. If the chain of title establishes that the parcel in its current

configuration was first divided by any means from all adjacent land prior to July 20, 1945, or by other permissible means under the Map Act, staff shall prepare and record an unconditional Certificate of Compliance (Type A). In the Coastal Zone, a Certificate of Compliance (Type A) shall not require a Coastal Development Permit unless:

(1) the land division occurred after the effective date of coastal

permit requirements for such division of land (i.e., either under Proposition 20 or the Coastal Act of 1976; and

(2) a coastal development permit has not previously been issued

for such division of land.

c. If the chain of title establishes that the parcel in its current configuration was first divided from all adjacent lands subsequent to July 20, 1945, staff shall prepare, bring to hearing when necessary, and record a conditional Certificate of Compliance (Type B) after having proposed conditions of legalization, if necessary. In the Coastal Zone, a Certificate of Compliance (Type B) shall require a

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Coastal Development Permit per Policy 1.29 of the County’s Local Coastal Program.

(1) For substandard size parcels, where a chain of title shows that

the first separate conveyance of such a parcel would not have been allowed under the zoning district’s current minimum lot size requirements, a Certificate of Compliance (Type B), if issued, shall include a condition requiring said parcel to be merged with its parent parcel if under common ownership or, alternatively, a condition prohibiting new development on said parcel.

(2) For conforming parcels, where a chain of title shows that the first separate conveyance of such a parcel would have been in compliance with the County General Plan and Zoning Regulations in effect at the time or currently, a Certificate of Compliance (Type B) shall be issued without conditions, and such determination may be made without being brought to a hearing except in the Coastal Zone where a Coastal Development Permit is required per Policy 1.29 of the County’s Local Coastal Program.

d. Where an applicant seeks separate legalization for two or more

adjoining parcels and the chain of title indicates they have never been separately conveyed, staff shall not issue separate Certificates of Compliance, and the owner may either apply for a single Certificate of Compliance for the entirety of the contiguous ownership or may apply for a subdivision. If the owner applies for a single Certificate of Compliance, the parcels shall be considered merged upon approval of the Certificate of Compliance.

e. Previously Merged Parcels

Any parcel resulting from a merger, either voluntary or involuntary,

shall, upon complete application, be issued a Certificate of Compliance (Type A or Type B) for the parcel as merged.

Owners of previously merged parcels who wish to reestablish the

separate legal status of the original parcels may apply for unmerger and may not apply for a Certificate of Compliance for either of the original parcels.

f. Merging a Vacant Parcel with a Developed Parcel When merging an undeveloped parcel with a parcel developed with a

principally permitted use (per Section 7134.1.a.), the undeveloped

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parcel may be merged without the necessity of first obtaining a Certificate of Compliance if the merger application demonstrates that the applicant owns no adjoining properties and the merger does not result in a new division of land. The resulting parcel shall obtain the legal status of the previously developed parcel.

If the applicant owns adjoining parcels, and the merger as proposed

would result in a substandard parcel under the zoning in place on the property, as many contiguous parcels as necessary must be included in the merger to either achieve zoning compliance or decrease the zoning deficiency, in that order.

g. Proposed Development

Lot validity is required prior to issuance of development permits on the subject parcel. Applicants may apply for both Certificate of Compliance and development permit(s) simultaneously; however, no development permit shall be issued until a Certificate of Compliance is issued. Concurrent application is at the applicant’s risk.

5. Contents of Certificates of Compliance a. Type “A” (per Government Code Section 66499.35(a))

(1) The County-issued document granting approval of a Type A Certificate of Compliance shall contain the following:

(a) Applicant name(s) and address(es); (b) Assessor’s parcel number(s); (c) Legal description (lot and block from grant deed); (d) Copy of the parcel boundary map; and (e) A statement that the division of the property complies

with applicable provisions of the Map Act and of the County Subdivision Regulations.

(2) The Certificate of Compliance shall be signed by the Community

Development Director, notarized, and filed for record with the County Recorder as set forth in Section 7134.6.d. below.

a. Type “B” (per Government Code Section 66499.35(b))

(1) The County-issued document granting approval of a Type B Certificate of Compliance shall contain the following:

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(a) Applicant name(s) and address(es); (b) Assessor’s parcel number(s); (c) Legal description (lot and block from grant deed); (d) Copy of the parcel boundary map; (e) A statement that the division of the property complies

with applicable provisions of the Map Act and of the County Subdivision Regulations; and

(f) Condition(s) of approval as set forth in Section 7134.6.b.

below.

(2) The Certificate of Compliance shall be signed by the Community Development Director, notarized, and filed for record with the County Recorder.

6. Procedure for Public Review and Action a. Community Development Director to Conduct Public Hearing An application for a conditional Certificate of Compliance (Type B)

shall be considered by the Community Development Director, or his/her designee, at a public hearing. Notice of the hearing shall be given in the time and manner specified in Section 7013.2.

b. Conditions of Approval The Community Development Director, at his/her discretion, may

impose:

(1) Any conditions which would have been applicable to the division of the property at the time the applicant acquired his or her interest in the property; except

(2) Where the applicant was the owner of record at the time of the

initial violation of the Map Act or the County Subdivision Regulations and is the current owner of record of one or more of the parcels which were created as a result of the approval in violation of the Map Act or County Subdivision Regulations, then the Community Development Director may impose any conditions which would be applicable to a current subdivision of the property.

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(3) Compliance with the condition of a Conditional Certificate of

Compliance is not required until the time at which a building permit or other grant of approval for development of the property is issued by the County.

(4) In addition, the Community Development Director may defer

placing those conditions on a Certificate of Compliance which relate to future development of the property, such as access and utility improvements, to such time that specific development is proposed on the property.

c. Appeals The Community Development Director’s action and/or the conditions

imposed thereon may be appealed in accordance with Section 7013.4.

d. Recording After expiration of the appeal period, a Conditional Certificate of

Compliance shall be filed by Planning staff for record with the County Recorder. The Conditional Certificate of Compliance shall serve as notice to the property owner or vendee, who has applied for the Certificate of Compliance, a grantee(s) of the property owner, or any subsequent transferee or assignee of the property that the fulfillment and implementation of the condition(s) shall be required prior to County issuance of a building permit or other grant of approval for development of the property.

SECTION 7135. OTHER REMEDIES 1. Conveyance Voidable by Grantee Any deed of conveyance, sale or contract to sell real property which has been

divided, or which has resulted from a division, in violation of the provisions of the Map Act or of the County Subdivision Regulations is voidable in the same manner and to the extent provided in Section 66499.32 of the Map Act.

2. Other Legal Action Not Barred The County Subdivision Regulations do not bar any legal, equitable or summary

remedy to which any aggrieved local agency or other public agency, or any person, firm, or corporation may otherwise be entitled, and any such local agency or other public agency, or such person, firm, or corporation may file a suit in the superior court if any real property is attempted to be subdivided or sold, leased or financed in violation of the Map Act or of the County Subdivision Regulations, to

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restrain or enjoin any attempted or proposed subdivision or sale, lease, or financing in violation of the Map Act or the County Subdivision Regulations.

Attachment A

SAN MATEO COUNTY ORDINANCE CODE

DIVISION VI: PLANNING

PART TWO: SUBDIVISION REGULATIONS

CHAPTER SUBJECT BEGINNING

SECTION PAGE NO.

CHAPTER 1 GENERAL PROVISIONS 7000 1.1 Article 1 General Provisions 7000 1.2 Article 2 Definitions 70098 1.6 CHAPTER 2 SUBDIVISION REQUIREMENTS 70109 2.1 Article 1 General Provisions 701009 2.3 Article 2 Requirements for Preparation, Submittal, and Staff

Review and Approval of a Development Footprint Analysis

701110 2.6

Article 23 Requirements for Review and Approval of Tentative Maps and Tentative Parcel Maps

701411 2.15

Article 34 Requirements for Review and Approval of Final Maps and Parcel Maps

7014 2.32

CHAPTER 3 DESIGN AND IMPROVEMENT REQUIREMENTS 7019 3.1 Article 1 General Provisions 7019 3.3

Article 2 Subdivision Design and Layout 7020 3.3

Article 3 Roads and Streets 7022 3.9

Article 4 Water Supply 7024 3.16

Article 5 Fire Protection 7025 3.18

Article 6 Storm Drainage 7026 3.20

Article 7 Sewage Disposal 7027 3.19

Article 8 Utilities 7028 3.22

Article 9 Survey Monuments 7029 3.24

Article 10 Other Improvements 7030 3.25

Article 11 Improvement Plans and Agreements 7031 3.25

Article 12 Improvement Construction, Inspection and Acceptance 7034 3.33 CHAPTER 4 EXACTIONS 7037 4.1 Article 1 General Provisions 7037 4.5

Article 2 Roads, Streets and Other Public Rights-of-Way 7038 4.5

Article 3 Transit Facilities 7042 4.8

Article 4 Bikeways 7046 4.9

Article 5 Public Facilities 7050 4.10

Article 6 Park and Recreation Facilities 7053 4.11

Article 7 Access to Ocean Shoreline 7058 4.15

Article 8 Access to Bay Shoreline or Publicly Owned Lakes and

Reservoirs

7062 4.20

Article 9 Agriculture Protection in the Planned Agricultural District 7066 4.22

Article 10 Open Space Preservation in the Resource

Management/Coastal Zone District

7070 4.25

Article 11 School Sites 7074 4.26

Article 12 Supplemental Improvement Capacity 7078 4.28

Article 13 Storm Drainage and Sanitary Sewer Facilities 7082 4.31

Article 14 Bridges and Major Thoroughfares 7086 4.34

Article 15 Groundwater Recharge Facilities 7090 4.38

CHAPTER 5 EXCEPTIONS 7094 5.1 Article 1 General Provisions 7094 5.2 Article 2 Application Procedure for Exception 7095 5.2 Article 3 Approval of Request for Exception; Findings 7096 5.3 CHAPTER 6 VESTING TENTATIVE MAPS 7098 6.1 Article 1 General Provisions 7098 6.2

Article 2 Rights Conferred by Vesting Tentative Maps 7099 6.2

Article 3 Requirements for Vesting Tentative Maps 7101 6.4

Article 4 Time Limits on Rights Conferred by Vesting Tentative

Maps

7104 6.5

Article 5 Amendment of Vesting Tentative Maps; Special Approvals 7106 6.6

CHAPTER 7 CONVERSION TO CONDOMINIUMS 7108 7.1 Article 1 General Provisions 7108 7.2 Article 2 Conversion Prohibited 7109 7.2 CHAPTER 8 REVERSIONS TO ACREAGE 7110 8.1 Article 1 General Provisions 7110 8.2 Article 2 Requirements for Reversions to Acreage 7111 8.2 Article 3 Alternative Reversion Procedures 7114 8.5 CHAPTER 9 PARCEL MERGERS 7116 9.1 Article 1 General Provisions 7116 9.2

Article 2 Requirements for Parcel Mergers After July 1, 1984 7118 9.2

Article 3 Unmerger of Parcels 7120 9.6

Article 4 Voluntary Mergers 7123 9.9 CHAPTER 10 LOT LINE ADJUSTMENTS 7124 10.1 Article 1 General Provisions 7124 10.2

Article 2 Requirements for Lot Line Adjustments 7125 10.2

Article 3 Procedure and Criteria for Action on Lot Line Adjustment

Application

7127 10.5

CHAPTER 11 ENFORCEMENT AND REMEDIES 7129 11.1 Article 1 General Provisions 7129 11.2

Article 2 Prohibition, Enforcement and Penalty 7130 11.2

Article 3 Certificates of Compliance and Other Remedies 7133 11.5

COUNTY OF SAN MATEO

SUBDIVISION REGULATIONS

ADOPTED BY THE

SAN MATEO COUNTY BOARD OF SUPERVISORS

January 14, 1992

ENVIRONMENTAL SERVICES AGENCY PLANNING AND BUILDING DIVISION DEPARTMENT

SAN MATEO COUNTY, CALIFORNIA abc = existing text to remain abc = existing text proposed for deletion abc = proposed new text from or based upon State Subdivision Map Act amendments since 1992 abc = proposed new text from all other sources (staff, stakeholders, etc.)

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CHAPTER 1

GENERAL PROVISIONS ARTICLE 1 - GENERAL PROVISIONS SECTION 7000. AUTHORITY AND CITATION SECTION 7001. PURPOSE SECTION 7002 APPLICABILITY SECTION 7003. EXCLUSIONS SECTION 7004. CONFORMITY WITH OTHER COUNTY

PLANS AND ORDINANCES SECTION 7005. CONSIDERATION OF REGIONAL HOUSING

NEEDS SECTION 7006. TIME LIMIT FOR ACTION AGAINST

COUNTY; JUDICIAL REVIEW SECTION 70076. SEVERABILITY SECTION 70087. DESIGNATION OF ADVISORY AGENCY ARTICLE 2 - DEFINITIONS SECTION 70098. DEFINITIONS

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ARTICLE 1. GENERAL PROVISIONS SECTION 7000. AUTHORITY AND CITATION The County Subdivision Regulations are adopted to supplement and implement the Subdivision Map Act, Section 66410, et seq., of the Government Code of the State of California (hereafter “Map Act”), and may be cited as the Subdivision Regulations of the County of San Mateo. SECTION 7001. PURPOSE It is the purpose of the County Subdivision Regulations to regulate and control the division of land, the movement of property lines between parcels, the removal of parcel property lines, and the determination of parcel legality within the unincorporated territory of San Mateo County. In addition, through these Subdivision Regulations it is the County’s intention: 1. To protect and preserve the public health, safety, and general welfare, to

facilitate orderly growth and development, and protect natural resources. 2. To provide for the regulation and control of the design and improvement of

subdivisions and the dedication of such improvements for public purposes in order to ensure the provision of adequate traffic circulation, utilities and services, and other infrastructure.

3. To protect the public and individuals from potential fraud and exploitation

resulting from the improper division of real property. 4. To implement the goals and policies of the County General Plan, Local Coastal

Program, and adopted area plans. SECTION 7002. APPLICABILITY The requirements set forth in the Subdivision Regulations apply to all or parts of subdivisions within the unincorporated territory of the County of San Mateo. Every person, firm, corporation, partnership, or association seeking to subdivide land within the unincorporated territory of San Mateo County will be is subject to the provisions of these Subdivision Regulations, except as provided in Section 7003, below. SECTION 7003. EXCLUSIONS The County Subdivision Regulations do not apply to any of the following: 1. The financing or leasing of apartments, offices, stores or similar space within

apartment buildings, industrial buildings, commercial buildings, mobilehome

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parks, or trailer parks. 2. The financing or leasing of existing separate commercial or industrial buildings

on a single parcel. 3. The financing or leasing of any parcel of land, or any portion thereof, in

conjunction with the construction of commercial or industrial buildings on a single parcel, unless the project is not subject to review under any other provisions of the County Ordinance Code regulating site design and improvement.

4. The construction, financing or leasing of a second unit, authorized pursuant to

Chapter 22.5 of the County Zoning Regulations, but the Subdivision Regulations do apply to the sale or transfer, but not leasing, of such units where the sale or transfer does not include the entire site upon which the second unit is located. For purposes of this section, “second unit” includes, but is not limited to, a “granny unit” as defined in State Government Code Section 65852.1.

5. Mineral, oil, or gas leases. 6. The leasing of, or the granting of an easement to, a parcel of land, or any portion

or portions thereof, in conjunction with the financing, erection, and sale or lease of a wind-powered electrical generation device on the land, if the project is subject to discretionary action by the Advisory Agency or legislative body.

7. Leases of agriculturally zoned land to nonprofit organizations for the purpose of

operating an agricultural labor housing project on the property if all of the following conditions apply:

a. The property to be leased shall not be more than five acres. b. The lease shall be for not less than 30 years. c. The lease shall be executed prior to January 1, 2017. 78. Land dedicated for cemetery purposes under the Health and Safety Code of the

State of California. 89. Boundary line or exchange agreements to which the State Lands Commission or

a local agency holding a trust grant of tide and submerged lands is a party. 910. A division creating four (4) or fewer parcels for construction of removable

commercial buildings having a floor area of less than one hundred (100) square feet.

1011. Any separate assessment under Section 2188.7 of the Revenue and Taxation

Code.

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1112. Unless a parcel or final map was approved by the Board of Supervisors, the conversion of a community apartment project, as defined in Section 11004 of the Business and Professions Code, to a condominium, as defined in Section 783 of the Civil Code, but only if all of the following requirements are met:

a. At least seventy five (75) percent of the units in the project were occupied

by record owners of the project on March 31, 1982. b. A final or parcel map of the project was properly recorded, if the property

was subdivided, as defined in Section 70098, after January 1, 1964, with all of the conditions of that map remaining in effect after the conversion.

c. The County certifies that the above requirements were satisfied. 1213. Unless a parcel or final map was approved by the Board of Supervisors, the

conversion of a stock cooperative, as defined in Section 11003.2 of the Business and Professions Code, to a condominium, as defined in Section 783 of the Civil Code, but only if all of the following requirements are met:

a. At least fifty one (51) percent of the units in the cooperative were

occupied by stockholders of the cooperative on January 1, 1981, or individually owned by stockholders of the cooperative on January 1, 1981. As used in this paragraph, a cooperative unit is “individually owned” if and only if the stockholder of that unit owns or partially owns an interest in no more than one unit in the cooperative.

b. No more than twenty five (25) percent of the shares of the cooperative

were owned by any one person, as defined in Section 17, including an incorporator or director of the cooperative, on January 1, 1981.

c. A person renting a unit in a cooperative shall be entitled at the time of

conversion to all tenant rights in State or local law, including, but not limited to, rights respecting first refusal, notice, and displacement and relocation benefits.

d. The County certifies that the above requirements were satisfied. SECTION 7004. CONFORMITY WITH OTHER COUNTY PLANS AND ORDINANCES Nothing contained in the Subdivision Regulations relieves any person from the requirement to comply with any other ordinance of the County. The provisions of these regulations shall supplement and facilitate the County Zoning and Building Regulations. SECTION 7005. CONSIDERATION OF REGIONAL HOUSING NEEDS In carrying out the provisions of the Subdivision Regulations, the County shall consider

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the effect of actions taken pursuant to these regulations on the housing needs of the region and balance these needs against the public service needs of residents and available fiscal and environmental resources the housing needs in the County as expressed in the Housing Chapter of the County’s General Plan. When considering allocation of scarce resources such as potable water supply or sanitary sewer service, priority shall be given to projects containing affordable housing. SECTION 7006. TIME LIMIT FOR ACTION AGAINST COUNTY; JUDICIAL REVIEW Any action or proceeding to attack, review, set aside, void or annul the decision or proceedings of the County concerning a subdivision, or to determine the reasonableness, legality or validity of any condition attached to approval of a subdivision, must be commenced and service of summons effective within ninety (90) days after the date of such decision. Thereafter all persons are barred from any such action. SECTION 70076. SEVERABILITY The provisions of the Subdivision Regulations are severable. If any section, subsection, sentence, clause or phrase of these regulations is for any reason held to be invalid, the decision will not affect the remaining portions of the regulations. SECTION 70087. DESIGNATION OF ADVISORY AGENCY 1. Planning Commission The Planning Commission is hereby designated as the Advisory Agency for all

discretionary decisions under the Subdivision Regulations, except those delegated to the Planning Community Development Director or Board of Supervisors, as specified in Sections 70087.2 and 3, below. The Planning Commission shall have the power to:

a. Approve, conditionally approve or disapprove all major subdivisions. b. Approve, conditionally approve or disapprove minor subdivisions when: (1) Located within a scenic corridor or agricultural preserve; (2) An Environmental Impact Report (EIR) is required; and (3) Other permits requiring Planning Commission action are involved. c. Approve, conditionally approve, or disapprove, for subdivisions specified

in (a) and (b), above: (1) vesting maps; (2) extensions; and (3) exceptions to design, improvement and exaction requirements.

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2. Planning Community Development Director a. The Planning Community Development Director is hereby designated as

the Advisory Agency for certain decisions under the Subdivision Regulations as specified herein. The Planning Community Development Director shall have the power to approve, conditionally approve or disapprove:

(1) All minor subdivisions, except those specified in Section 70087.1b,

above. (2) For subdivisions specified in (1), above: (a) vesting tentative parcel

maps; (b) extensions; and (c) exceptions to design, improvement and exaction requirements.

(3) Voluntary Parcel Mergers and Unmergers, Lot Line Adjustments

and Certificates of Compliance in accordance with Chapters 9, 10 and 11, respectively.

b. The Planning Community Development Director is also authorized to

initiate Parcel Mergers and Notices of Violation on behalf of the County in accordance with Chapters 9 and 11, respectively.

c. The Planning Community Development Director may refer any action

he/she is authorized to take under this in sSection 7007.2 to the Planning Commission for action if it includes a related permit request for which the Planning Commission has discretionary authority, or in his/her opinion, it is in the public interest to refer the action.

d. Pursuant to Section 6104 of the County Zoning Regulations, the Planning

Community Development Director is also the Zoning Administrator, who may appoint in writing an assistant to act as the Zoning Hearing Officer, who may exercise all of the powers of the Zoning Administrator. Such powers include those delegated to the Planning Community Development Director, as specified in Section 7008.2, above.

3. Board of Supervisors The Board of Supervisors shall have the power to approve, conditionally approve

or disapprove Reversions to Acreage in accordance with Chapter 8. ARTICLE 2. DEFINITIONS SECTION 70098. DEFINITIONS

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1. Advisory Agency A designated official or an official body charged with making investigations and

reports on the design and improvements of proposed subdivisions of real property, imposing requirements or conditions thereon, and having the authority to approve, conditionally approve, or disapprove subdivision maps. The Advisory Agency for San Mateo County is the Board of Supervisors, Planning Commission or the Planning Community Development Director, as set forth in Section 70087 of the Subdivision Regulations.

2. Affordable Housing Housing with a contract price or rent which is affordable by very low, lower, or

moderate income households; income levels area as established at periodic intervals by resolution of the Board of Supervisors.

43. Agricultural and Floricultural Non-Residential Accessory Structures and Uses Uses and structures including barns, storage/equipment sheds, enclosures for

farm animals, water wells and covers, pump houses, water storage tanks, water improvements, water pollution control facilities for agricultural purposes and other similar uses determined to be appropriate by the Planning Community Development Director.

34. Agricultural and Floricultural Uses Activities including the cultivation of plants for food and fiber; livestock pasturing,

grazing and growing; the cultivation of plants and flowers for ornamental purposes; and other similar uses determined to be appropriate by the Planning Community Development Director.

5. Alley A public or private street primarily designed to serve as secondary access to the

side or rear of properties whose principal frontage is on another street. 6. Appeal Board A designated board or other official body charged with the duty of hearing and

making determinations upon appeals with respect to divisions of real property, the imposition of requirements or conditions thereon, or the kinds, nature and extent of the design or improvements, or both, recommended or decided to be required by the Advisory Agency or official. For San Mateo County, the Planning Commission serves as the Appeal Board for determinations or decisions made by the Planning Community Development Director or Zoning Administrator; the

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Board of Supervisors serves as the Appeal Board for determinations or decisions made by the Planning Commission.

7. Area Plan A policy document that guides decisions about the physical development of a

specific community or district. Area plans are also known as community or neighborhood plans and are considered to be part of the General Plan.

8. Arm’s Length Transaction A transfer of real property characterized by all the following:

a. sale price at fair market value;

b. transfer to someone other than a close relative (by blood or marriage) or a business associate;

c. no retention of control or financial interest by the seller;

d. all parties clearly act in their own self-interest and are not subject to

pressure or duress from another party; and

e. generally, a transfer not a part of or related to any conspiracy to evade the Subdivision Map Act.

89. Bikeway A pathway designed to be used by bicycle riders. 910. Block A unit of land bounded by streets or by a combination of streets and public land,

railroad right-of-way, waterways or any other barrier to the continuity to development.

1011. Board of Supervisors The Board of Supervisors of the County of San Mateo. As the County’s

legislative body, the Board of Supervisors has final authority on the appeal of any subdivision decision for the unincorporated area.

1112. Bridge A structure spanning and providing passage over a waterway, railway, freeway or

canyon.

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1213. CEQA The California Environmental Quality Act of 1970 (Public Resources Code

Section 21000 et seq.) and the Guidelines for the Implementation of CEQA (Administrative Code Section 15000 et seq.) as they have been or may subsequently be amended, including all amendments thereto.

1314. Certificate of Compliance A written statement, issued by the County upon request of a property owner or

vendee, stating that a parcel of real property complies with the provisions of the Map Act and the County Subdivision Regulations. A conditional certificate of compliance may be issued subject to the fulfillment of conditions necessary to bring the property into compliance with the Map Act. A recorded final map or parcel map constitutes a certificate of compliance.

1415. Coastal Resources Natural features found in the Coastal Zone, including, but not limited to, sensitive

habitats, agricultural land, coastal viewsheds, and shoreline access areas. Sensitive habitats include wetlands, riparian (or stream) corridors, and endangered species.

1516. Coastal Zone A statutorily defined area extending inland from the Pacific Ocean. The Coastal

Zone is subject to a set of locally administered coastal protective regulations known collectively as the Local Coastal Program (LCP).

1617. Community Apartment Project A common interest development in which an undivided interest in land is coupled

with the right of exclusive occupancy of any apartment located thereon. 1818. Common Open Space Land within or related to a development, which is not individually owned or

dedicated for public use, but is designed and intended for the common use and enjoyment of the residents of the development and may include complementary structures and improvements.

6919. Planning Community Development Director The Director of the Planning and Building Division of the County Department of

Environmental Management the County of San Mateo. The Planning Community Development Director is also the Secretary of the Planning

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Commission and the Zoning Administrator and, in the absence of an appointee, the Zoning Hearing Officer. The Planning Community Development Director is responsible for the administration and enforcement of the subdivision regulations, and is empowered to hear and decide on certain matters related to subdivisions, as specified in Section 7008.

1720. Condominium Project A development consisting of condominiums. As defined in Section 1351(f) of the

State Civil Code, a condominium consists of an undivided interest in common in a portion of real property together with a separate interest in space called a unit, the boundaries of which are described on a recorded final map, parcel map, or condominium plan in sufficient detail to locate all boundaries thereof. A condominium may include, in addition, a separate interest in other portions of the real property.

19. Construction Design, acquisition of right-of-way, administration of construction contracts, and

actual construction. 2021. Conversion A proposed change in the ownership interest of a parcel or parcels of land,

together with the existing or added structures, from that established to the type of ownership interest defined as community apartments, stock cooperative or condominiums.

22. Corner Lot A lot with frontage along at least two (2) intersecting streets or along a

curved street where the overall arc of the curve between the lot’s two side lot lines is defined by an angle of not more than 135 degrees.

2123. County Counsel A representative of the Office of the San Mateo County Counsel who provides

advice on civil matters to the Planning Division and Building Department, acts as counsel to the advisory and decision-making bodies, and approves as to form any legal documents related to subdivisions.

2224. Cul-De-Sac A local street segment which has only one outlet with the other end designed to

safely accommodate the turning around of vehicles.

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2325. Curb A vertical, or sloping, or flat edge of a paved roadway. 2426. Day Any reference to day or days within this document means calendar days as

opposed to working days unless specifically stated otherwise. 2527. Dedication The transfer of land or an interest in land by its owner to public ownership, to be

used for a public purpose. 2628. Density The level of development permitted per unit of land area, usually expressed as

the number of dwelling units per acre. The General Plan and Zoning Regulations establish maximum development densities for unincorporated areas of the County. In the rural areas of the Coastal Zone which are zoned Planned Agricultural, Resource Management/Coastal Zone, or Timberland Preserve/Coastal Zone, the maximum density of development for non-agricultural uses is based on water consumption as specified in Policy 1.8 of the Local Coastal Program.

2729. Density Analysis or Density Certification An analysis of the physical and environmental constraints of a parcel in order to

determine its maximum development density in accordance with the variable zoning techniques established for certain zoning districts, as set forth in the County Zoning Regulations.

2830. Design “Design” means: (1) street alignments, grades and widths; (2) drainage and

sanitary facilities and utilities, including alignments and grades; (3) location and size of all required easements and rights-of-way; (4) fire roads and fire breaks; (5) parcel size and configuration; (6) traffic access; (7) grading; (8) land to be dedicated for park or recreational purposes; (9) other specific physical requirements in the plan and configuration of the entire subdivision as may be necessary to ensure consistency with, or implementation of, the General Plan or any applicable area or specific plan.

31. Developable Area The buildable portion(s) of a proposed or approved lot,

including access roads, utility corridors and easements, and driveways as

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depicted on a subdivision map, within which all future development is intended to be located.

2932. Development The uses to which the land which is the subject of a map shall be put, the

buildings to be constructed on it, and all alterations of the land and construction incident thereto. Within the Coastal Zone, “development” shall be defined as set forth in Policy 1.2 of the County’s Local Coastal Program.

33. Double Frontage Lot A lot which has two frontages that are not contiguous to one another. A

corner lot is not a double frontage parcel because its frontages are contiguous to one another.

3134. Drainage System The system through which surface or groundwater is removed from land

consisting of all drains and culverts, watercourses, water bodies, and wetlands. The drains, pipes, culverts, watercourses, water bodies, wetlands, and

other improvements or features by which surface or groundwater is collected, detained, conveyed, and removed from land.

3235. Driveway A paved or unpaved area used for vehicular ingress and egress from a street to a

building or other structure or facility. 3336. Easement A non-possessory interest in or right over the land of another. 3437. Elevation A vertical distance above or below a fixed reference level datum point. 3538. Engineer A civil engineer licensed to practice in the State of California. 3639. County Environmental Health Officer The Director of the Environmental Health Division of the County Department of

Health Services or designated representative.

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3740. Environmental Impact Report (EIR) A detailed report prepared pursuant to the California Environmental Quality Act

(CEQA), setting forth the environmental effects and considerations pertaining to a project and discussing ways to mitigate or avoid the adverse effects.

A detailed report prepared pursuant to the California Environmental Quality Act (CEQA) that identifies and analyzes the types of impacts a project could have upon the environment, offers ways to avoid or mitigate the significant adverse impacts, describes and analyzes alternatives to such a project, and includes public comments received on the project.

41. Environmental Subdivision A subdivision created for the perpetual maintenance of the property as a

biotic and/or wildlife habitat. 3842. Exaction A contribution of property, improvements, or cash funds required of a developer

as a condition of receiving subdivision approval. 3943. Farm Labor Housing Dwelling units intended to house persons or families, at least one (1) of whom

derives substantial primary income from employment in an agricultural or floricultural operation.

4044. Final Map A map showing a major subdivision as required by and prepared in accordance

with the County Subdivision Regulations and the Subdivision Map Act, which is based upon an accurate or and detailed survey of the property.

4145. County Fire Department The contracted services of the California Department of Forestry and Fire

Protection (CDF/County Fire) to provide structural fire protection and general rescue services in the unincorporated areas of the County that are not served by fire protection districts or city fire departments.

4246. Fire Protection Agencies Agencies that provide fire protection services including but not limited to the

County Fire Department, fire departments of incorporated cities, and/or special districts established for provision of fire protection services.

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4347. Fire Protection District An entity, organized pursuant to Health and Safety Code Sections 13801-13885,

that is responsible for providing fire protection within a specific geographic area. 4448. County Fire Warden The ranger in charge of San Mateo-Santa Cruz Ranger Unit of the California

Department of Forestry and Fire Protection (CDF/County Fire), or authorized representative thereof, so long as there shall be in effect an agreement for the State to provide fire protection services to the County. The County Fire Warden shall serve and be known as the San Mateo County Fire Chief.

49. Flag Lot A flag-shaped lot where the bulk of the property (the “flag” portion of the

lot) lies at the back end of a narrow strip of land (the “pole” portion of the lot). The short dimension of the pole fronts along a public or private roadway where vehicular (and possibly utility) access to the lot is obtained. The pole serves as the lot’s sole on-site vehicular access corridor to an otherwise landlocked flag portion. The flag is the area where existing and/or future development is located. Since both the pole and the flag can contain driveway(s) and utility(s), both are “developable areas” of the lot, as defined herein.

4550. Frontage The property line or lines of a parcel abutting a public or private street, but not

an alley. In the case of a corner parcel, if only one property line of a corner parcel abutting a street can be designated as the frontage without creating a non-conforming parcel with respect to frontage, width and depth, then that property line shall be deemed the frontage. If more than one property line of a corner parcel abutting a street can be designated as the frontage without creating a non-conforming parcel, then any of such property lines may be deemed the frontage. In determining whether a parcel is non-conforming with regard to width and depth, the parcel width and depth shall not include any access easements.

4651. General Plan The General Plan of the County of San Mateo, and all adopted area plans,

elements, and amendments thereto. 4752. Grade The degree of rise or descent of a sloping surface expressed in percent of grade

as determined by the rise in vertical height divided by the horizontal distance.

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The slope of the surface of a landform expressed in percent as determined by the measured rise or fall in elevation over a specific horizontal distance divided by that horizontal distance.

a. Finished Grade The final elevation of the ground surface after development. b. Natural Grade The elevation of the ground surface in its natural state, before man-made

alterations. 4853. Grading Any stripping, cutting, filling, stockpiling of earth or land, including the land in its

cut or filled condition. 4954. Gutter A shallow channel usually set along a curb or the edge of roadway pavement

whose purpose is to catch and carry collect and convey surface runoff water. 50. Illegal Parcel Any parcel which is not a “legal parcel” as defined in this section. 5155. Improvement a. “Improvement” refers to any street work and utilities to be installed, or

agreed to be installed, by the subdivider on the land to be used for public or private streets, highways, and easements, which are necessary for the general use of the parcel owners in the subdivision and for controlling local neighborhood traffic and drainage. Improvements are to be installed, or agreed to be installed, as a condition precedent to the approval and acceptance of a final map or the filing for record of a parcel map.

b. “Improvement” also refers to any other specific improvements or types of

improvements, the installation of which, either by the subdivider, by public agencies, by private utilities, by any other entity approved by the County, or by a combination of the above, is necessary to ensure consistency with, or implementation of, the General Plan or any applicable area or specific plan.

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5256. Lateral Access A strip of land running along the shoreline parallel to the water and immediately

inland from the mean high tide line. Lateral access may include a beach, where contact with the water’s edge is possible, or a bluff, where only visual access is afforded. Lateral access areas may also be referred to as “shoreline destinations.”

5357. Legal Parcel A parcel created by (1) a subdivision approved by the County, (2) a land division

which was exempt from subdivision regulations, (3) a land division predating the County’s authority over subdivision, July 20, 1945, provided the parcel in question has subsequently remained intact, or (42) other means subsequently legalized by the recording of a Certificate of Compliance or a Conditional Certificate of Compliance and fulfillment of all conditions therein., or (5) other means but subsequently developed with a “principal use,” as defined in this section, for which a valid building permit was issued. The term “legal parcel” relates to how the parcel was created and not to title or ownership status.

5458. Local Coastal Program (LCP) A set of policies and regulations administered by the County in accordance with

and in furtherance of the California Coastal Act. 5559. Lot A designated parcel or portion piece of land legally established and separated

from all other parcels or portions of land as established by the result of a County approved and recorded final, or parcel map, or record of survey map or by metes and bounds; and which is intended to be sold, leased, or used separately independently from other parcels lots.

5660. Lot Line Adjustment A shift, rotation, or movement of an existing line between two or more adjacent

parcels, where the land taken from one parcel is added to an adjacent parcel and where the adjustment does not result in a greater number of parcels than originally existed.

A shift, rotation, or other movement of an existing property line between

two or more contiguous parcels, where the land area subtracted from one or more parcels is added to one or more adjoining parcels with no resulting change in the number of parcels or amount of acreage existing prior to the adjustment. A lot line adjustment is not a mechanism for subdividing or merging parcels.

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5761. Major Subdivision

a. All divisions of land that result in the creation of five (5) or more parcels, five (5) or more condominiums as defined in Section 783 of the Civil Code, or a community apartment project containing five (5) or more parcels, or the conversion of a dwelling to a stock cooperative containing five (5) or more dwelling units, except where:

(1) The land before subdivision contains less than five (5) acres, each

parcel created by the subdivision abuts upon a maintained public street or highway, and no dedications or improvements are required by the Board of Supervisors;

(2) Each parcel created by the subdivision has a gross area of twenty

(20) acres or more and has approved access to a maintained public street or highway;

(3) The land consists of a parcel or parcels of land with approved

access to a public street or highway, which is part of a tract of land zoned for industrial or commercial development, and has the approval of the Board of Supervisors as to street alignments and widths; and

(4) Each parcel created by the subdivision has a gross area of not less

than forty (40) acres or is not less than a quarter (1/4) of a quarter (1/4) section.

b. Regardless of the number of parcels created through land division, those

subdivisions described in (1) through (4), above, are considered to be minor subdivisions as defined in this section.

5862. Major Thoroughfare Those streets identified as “arterials” in the Transportation Chapter of the

General Plan, whose primary purpose is carrying through traffic and providing a network connecting to the State highway system.

59. Map Act The Subdivision Map Act of the State of California, commencing with

Government Code Section 66410 et seq. 6063. Merger The joining of two or more contiguous parcels of land under one ownership into

one parcel.

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6164. Minor Subdivision

a. All divisions of land that result in the creation of four (4) or fewer parcels, four (4) or fewer condominiums as defined in Section 783 of the Civil Code, or a community apartment project containing four (4) or fewer parcels, or the conversion of a dwelling to a stock cooperative containing four (4) or fewer dwelling units.

b. All divisions of land no matter how many parcels are created, which meet

the following requirements:

(1) The land before subdivision contains less than five (5) acres, each parcel created by the subdivision abuts upon a maintained public street or highway, and no dedications or improvements are required by the legislative body;

(2) Each parcel created by the subdivision has a gross area of twenty

(20) acres or more and has approved access to a maintained public street or highway;

(3) The land consists of a parcel or parcels of land with approved

access to a public street or highway, which is part of a tract of land zoned for industrial or commercial development, and has the approval of the Board of Supervisors as to street alignments and widths; or

(4) Each parcel created by the subdivision has a gross area of not less

than forty (40) acres or is not less than a quarter (1/4) of a quarter (1/4) section.

6265. Off-Site Or Off-Tract Not located on the subject property that is the subject of the a proposed or an

approved subdivision map application nor on a contiguous portion of a street or right-of-way.

63. Off-Street Parking A temporary storage area for a motor vehicle that is directly accessible to an

access aisle, and which is not located within a public or private street right-of-way.

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66. Omitted Parcel A five (5) or more acre portion of a parent parcel the boundaries of which

are not necessarily depicted on a subdivision map, which remains undivided, and is not included as part of a subdivision for the purpose of sale, lease, or financing.

6467. Parcel A contiguous discrete quantity of land, described by metes and bounds, in the

possession of, or owned by, under title to, or recorded as the property of the same owner one or more owners with whom rests some or all the property rights associated with the particular piece of land.

68. Parent Parcel The property from which a subdivision is, or was, created. As examples, if

a subdivision divides one original lot into two new lots, the original lot is the parent parcel for that subdivision; or, if a subdivision merges and re-subdivides two original lots into five new lots, the combined area of the two original lots is the parent parcel.

6569. Open Space Land Any parcel or area of land or water that is essentially unimproved and devoted to

an open-space use, and which is designated on a local, regional or state open-space plan as any of the following:

a. Open space for the preservation of natural resources including, but not

limited to, areas required for the preservation of plant and animal life, including habitat for fish and wildlife species; areas required for ecologic and other scientific study purposes; rivers, streams, bays and estuaries; coastal beaches, lakeshores, banks of rivers and streams, and watershed lands.

b. Open space used for the managed production of resources, including, but

not limited to, forestlands, rangeland, agricultural lands and areas of economic importance for the production of food or fiber; areas required for recharge of groundwater basins; bays, estuaries, marshes, rivers and streams which are important for the management of commercial fisheries; and areas containing major mineral deposits, including those in short supply.

c. Open space for outdoor recreation, including, but not limited to, areas of

outstanding scenic, historic and cultural value; areas particularly suited for park and recreation purposes, including access to lakeshores, beaches,

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and rivers and streams; and areas which serve as links between major recreation and open-space reservations, including utility easements, banks of rivers and streams, trails, and scenic highway corridors.

d. Open space for public health and safety, including, but not limited to,

areas which require special management or regulation because of hazardous or special conditions such as earthquake fault zones, unstable soil areas, floodplains, watersheds, areas presenting high fire risks, areas required for the protection of water quality and water reservoirs and areas required for the protection and enhancement of air quality.

6670. Parcel Map A map showing a minor subdivision, as required by and prepared in accordance

with the provisions of the County Subdivision Regulations and the Subdivision Map Act, which is based upon a field survey made in conformity with the Land Surveyors Act or compiled from recorded or filed data when sufficient survey information exists on filed maps to locate and retrace the exterior boundary lines of the parcel map if the location of at least one (1) of these boundary lines can be established from an existing monumented line.

3071. Director of Parks Directorand Recreation The Director of the Parks and Recreation Division of the County Department of

Environmental Management the County of San Mateo. 6772. Peripheral Street An existing street whose right-of-way is contiguous to the exterior boundary of

the subdivision. 6873. Planning Commission The Planning Commission of the County of San Mateo. The Planning

Commission is empowered to hear and decide on certain matters related to subdivisions, as specified in Section 7008.

7074. Planning and Building Division Department The Division of the County of San Mateo Ddepartment of Environmental

Management charged with the preparation and implementation of the County General Plan and the day-to-day administration of the County building, zoning, and subdivision regulations.

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70a. Principal Use The primary or predominant use of any parcel. 7175. Public View A range of vision from a public road or other public land or facility. 76. Public Works Director The Director of the Public Works Department of the County of San Mateo. 7277. Record of Survey A map, plat, report, or other documentary evidence as defined in Chapter 15 of

the State Business and Professions Code. 7378. Designated Remainder Parcel That portion of an existing parent parcel which the boundaries of which are

not depicted on a subdivision map, which remains undivided, and is not included as part of a subdivision for the purpose of sale, lease, or financing. Any parcel labeled 'not a part' shall be deemed a remainder parcel. The designated remainder shall not be counted as a parcel for the purpose of determining whether a subdivision is a minor or major subdivision as defined in this section.

7479. Reservation A portion of the acreage of the subdivision that is reserved for public uses in

accordance with the requirements of Chapter 4, Article 5. 7580. Ridgelines The tops of hills or hillocks normally viewed against a background of other hills. 7681. Rural Areas Lands which are generally suitable for lower density/intensity land uses because

they meet one or more of the following criteria: (1) used for agriculture, timber production, general open space, or as a watershed for public water supply, (2) isolated subdivided areas and commercial centers which are not adjacent to incorporated areas, (3) divided into parcels 5 acres or more next to urban unincorporated areas, and (4) subdivided areas that use on-site wastewater management systems which are adjacent to but not surrounded by incorporated areas.

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a. Rural Service Centers

Small rural communities having a combination of land uses which provide services to surrounding rural areas.

b. Rural Residential Subdivisions Clusters of residential development subdivided into parcels that are

generally less than or slightly larger than five (5) acres. Rural residential subdivisions can include vacant parcels or neighborhood commercial uses, but are predominately developed with single-family homes.

c. Rural Lands Those rural areas outside of Rural Service Centers and Rural Residential

Subdivisions. Rural lands include, but are not limited to, those generally developed to lower residential densities, agricultural activities, resource extraction, timber harvesting, resource conservation, public or private recreation or open space. Rural lands can also include institutional uses and public service uses, such as solid waste disposal sites.

7782. Second Dwelling Unit A second dwelling unit is a detached or attached rental dwelling unit located on a

parcel which contains a one-family dwelling meeting the definition of “second unit” contained in Section 6426 of the County Zoning Regulations.

7883. Sensitive Habitats Any area where the vegetative, water, fish and wildlife resources provide

especially valuable and rare plant and animal habitats that can be easily disturbed or degraded. These areas include but are not limited to: (1) habitats containing or supporting rare or unique species; (2) riparian corridors; (3) marine and estuarine habitats; (4) wetlands; (5) sand dunes; (6) wildlife refuges, reserves, and scientific study areas; and (7) important nesting, feeding, breeding or spawning areas.

7984. Shoreline Access Shoreline access is the provision of access for the general public from a public

road to and along the shoreline. Shoreline access can be is classified into two types: vertical or lateral, as defined in this section.

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85. Single-Family Dwelling A dwelling unit meeting the definition of “dwelling, one-family (single-

family residence)” contained in Section 6102.29 of the County Zoning Regulations.

8086. Skyline Area The skyline area is that portion of the unincorporated area of San Mateo County

lying west of the easterly boundary of the Skyline Scenic Corridor and east of the Coastal Zone boundary as established by the Coastal Act of 1976, south of State Highway 92 and north of the Santa Cruz and Santa Clara County lines, and also the portion of the unincorporated area of the County lying east of Skyline Boulevard and south of the southerly limits of the Town of Portola Valley but excluding lands in the vicinity of the Vista Verde and Los Trancos Woods subdivisions which were zoned for residential use on June 1, 1983. A map of the skyline area is on file in the Planning Division and Building Department and with the Clerk of the Board of Supervisors.

8187. Skylines The line where sky and land masses meet. 8288. Specific Plan A set of policies, standards, and implementation measures adopted by the Board

of Supervisors for the systematic implementation of the General Plan or any adopted area plan for all or part of the area covered by the General Plan or area plan, as specified in Article 8, commencing with Section 65450 of the State Government Code.

8389. Subdivider A person, firm, corporation, partnership or association who proposes to divide,

divides, or causes to be divided real property into a subdivision for oneself or for others, except that employees and consultants of persons or entities acting in such capacity are not subdividers.

8490. Subdivision

a. The division, by any subdivider, of any unit or units of improved or unimproved land, or any portion thereof, shown on the latest equalized County assessment roll as a unit or as contiguous units for the purpose of gift, sale, lease, or financing, whether immediate or future except for leases of agricultural land for agricultural purposes. “Subdivision” includes: a condominium project as defined in this section, in the Map

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Act, or the Civil Code; a community apartment project, as defined in this section, in the Map Act, or the Business and Professions Code; and the conversion of five (5) or more existing dwelling units to a stock cooperative, as defined in this section, in the Map Act, or the Business and Professions Code. “Subdivision” includes any division of land by gift or inheritance (probate).

b. As used herein, property shall be considered as “contiguous units,” even if

it is separated by roads, streets, utility easements or railroad rights-of-way.

c. As used herein, “agricultural purposes” means the cultivation of food or

fiber, or the grazing or pasturing of livestock. 8591. Subdivision Map Act State of California Government Code Sections 66410 through 66499.58 et seq.

and herein referred to as the “Map Act.” 8692. Stock Cooperative Project A development in which a corporation is formed primarily for the purpose of

holding title to, either in fee simple or for a term of years, improved real property, and all or substantially all of the shareholders of the corporation receive a right of exclusive occupancy in a portion of the real property, title to which is held by the corporation.

8793. Tentative Map A map made for the purpose of showing the design and improvements of a

proposed major subdivision and the existing conditions in and around it, which need not be based upon a detailed survey of the property.

8894. Tentative Parcel Map A map made to show the design and improvements of a proposed minor

subdivision and the existing conditions in and around it, which need not be based upon an accurate or detailed final survey of the property.

8995. Urban Areas Lands which are generally suitable for urban land use because they meet one or

more of the following criteria: (1) surrounded by incorporated areas, (2) adjacent to an incorporated area, generally divided into parcels 5,000 sq. ft. to five (5) acres and served by sanitary sewers, or three (3) adjacent to an incorporated area and the major transportation corridors of Highways 101 and 280.

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9096. Vertical Access A reasonably direct connection between the nearest public roadway and the

shoreline. The shoreline may be a beach, or a bluff. Passageways which provide vertical access are defined as trails.

9197. Vesting Tentative Map A tentative map that shall have printed conspicuously on its face the words,

“Vesting Tentative Map” at the time it is filed, and is processed in accordance with the provisions of Chapter 6 of the Subdivision Regulations, the Vesting Tentative Map Chapter.

9298. Zoning Administrator The Zoning Administrator is the Director of Planning Community Development

Director, who may appoint a Zoning Hearing Officer to or an appointee of the Community Development Director who acts on his or her behalf. The Zoning Administrator , and who is empowered to hear and decide on certain matters related to subdivisions, as specified in Section 7008.

9399. Zoning Regulations “Zoning Regulations” shall mean Part One, Division VI, of the County of San

Mateo Ordinance Code.

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CHAPTER 2

SUBDIVISION REQUIREMENTS ARTICLE 1 - GENERAL PROVISIONS SECTION 7009. GENERAL PROVISIONS ARTICLE 2 - REQUIREMENTS FOR PREPARATION, SUBMITTAL, AND

STAFF REVIEW OF A DEVELOPMENT FOOTPRINT ANALYSIS SECTION 7010. DEVELOPMENT FOOTPRINT ANALYSIS

REQUIRED ARTICLE 23 - REQUIREMENTS FOR REVIEW AND APPROVAL OF

TENTATIVE MAPS AND TENTATIVE PARCEL MAPS SECTION 7011. APPLICATION REQUIREMENTS; FORM AND

CONTENT OF TENTATIVE MAPS AND TENTATIVE PARCEL MAPS UTHORITY AND CITATION

SECTION 7012. PROCEDURE FOR FILING AND STAFF

REVIEW OF TENTATIVE MAPS AND TENTATIVE PARCEL MAPS

SECTION 7013. PROCEDURE AND CRITERIA FOR PUBLIC

REVIEW AND ACTION ON TENTATIVE MAPS AND TENTATIVE PARCEL MAPS

ARTICLE 34 - REQUIREMENTS FOR REVIEW AND APPROVAL OF FINAL

MAPS AND PARCEL MAPS SECTION 7014. FORM AND CONTENT OF FINAL MAPS AND

PARCEL MAPS SECTION 7015. ACCOMPANYING DATA AND REPORTS SECTION 7016. PROCEDURE FOR REVIEW AND

APPROVAL OF FINAL MAPS AND PARCEL MAPS

SECTION 7017. PROCEDURE FOR FILING OF FINAL MAPS

AND PARCEL MAPS WITH THE COUNTY RECORDER

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SECTION 7018. CORRECTION AND AMENDMENT OF FINAL

MAPS AND PARCEL MAPS

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ARTICLE 1. GENERAL PROVISIONS SECTION 70109. GENERAL PROVISIONS 1. Purpose and Application of Chapter The purpose of this Chapter is to set forth the requirements and procedures for

review and approval of all subdivisions, as defined in Section 70098. 2. Requirement for Filing of Tentative Parcel Map and Parcel Map The filing of a tentative parcel map and parcel map in accordance with this

Chapter will be required for all minor subdivisions, as defined in Section 70098. 3. Requirement for Filing of Tentative Map and Final Map The filing of a tentative map and final map in accordance with this Chapter will be

required for all major subdivisions, as defined in Section 70098. 4. Waiver of Parcel Map Requirement

a. A parcel map shall not be required for any of the following:

(1) Subdivisions of a portion of the operating right-of-way of a railroad corporation, as defined by Section 230 of the Public Utilities Code, that are created by short-term leases (terminable by either party on not more than thirty (30) days notice in writing).

(2) Any conveyance of land to or from a governmental agency, public

entity, public utility, or subsidiary of a public utility for conveyance to that public utility for rights-of-way shall not be considered a division of land for purposes of computing the number of parcels, unless a showing is made in individual cases, upon substantial evidence, that public policy necessitates a parcel map. For purposes of this section, land conveyed to or from a governmental agency shall include a fee interest, a leasehold interest, an easement, or a license.

(3) For mobile homes and mobile home parks:

(a) When at least two-thirds of the owners of mobile homes who are tenants in the mobile home park sign a petition indicating their intent to purchase the mobile home park for purposes of converting it to resident ownership, and a field survey is performed, the requirement for a parcel map or a tentative

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and final map shall be waived unless any of the following conditions exist:

(i) There are design or improvement requirements

necessitated by significant health or safety concerns.

(ii) The Advisory Agency determines that there is an exterior boundary discrepancy that requires recordation of a new parcel or tentative and final map.

(iii) The existing parcels that exist prior to the proposed

conversion were not created by a recorded parcel or final map.

(iv) The conversion would result in the creation of more

condominium units or interests than the number of tenant lots or spaces that exist prior to conversion.

(b) The petition signed by owners of mobile homes in a mobile

home park proposed for conversion to resident ownership shall read as follows:

MOBILE HOME PARK PETITION AND DISCLOSURE

STATEMENT SIGNING THIS PETITION INDICATES YOUR SUPPORT FOR CONVERSION OF THIS MOBILE HOME PARK TO RESIDENT OWNERSHIP. THIS DISCLOSURE STATEMENT CONCERNS THE REAL PROPERTY SITUATED IN THE CITY OF ______, COUNTY OF ______, STATE OF CALIFORNIA, DESCRIBED AS _______. THE TOTAL COST FOR CONVERSION AND PURCHASE OF THE PARK IS $____ TO $____, EXCLUDING FINANCING COSTS. THE TOTAL COST TO YOU FOR CONVERSION AND PURCHASE OF YOUR OWNERSHIP INTEREST IS $____ TO $____, EXCLUDING FINANCING COSTS. IF TWO-THIRDS OF THE RESIDENTS IN THIS PARK SIGN THIS PETITION INDICATING THEIR INTENT TO PURCHASE THE MOBILE HOME PARK FOR PURPOSES OF CONVERTING IT TO RESIDENT OWNERSHIP, THEN THE REQUIREMENTS FOR A NEW PARCEL, OR TENTATIVE AND FINAL SUBDIVISION MAP IN COMPLIANCE WITH THE SUBDIVISION MAP ACT MUST BE WAIVED, WITH CERTAIN VERY LIMITED EXCEPTIONS. WAIVING THESE PROVISIONS OF LAW ELIMINATES NUMEROUS PROTECTIONS WHICH ARE AVAILABLE TO YOU.

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______________________ __________________ Buyer, unit #, date Petitioner, date (c) The Advisory Agency shall provide an application for waiver

pursuant to this section. After the waiver application is deemed complete, the agency shall approve or deny the application within fifty (50) days. The applicant shall have the right to appeal that decision to the appropriate Appeal Board.

(d) If a tentative or parcel map is required, the Advisory Agency

shall not impose any off-site design or improvement requirements unless these are necessary to mitigate an existing health or safety condition and no other dedications, improvements, or in-lieu fees shall be required. In no case shall the mitigation of a health or safety condition have the effect of reducing the number, or changing the location, of existing mobile home spaces.

(e) If the Advisory Agency imposes requirements on an

applicant to mitigate a health or safety condition, the applicant and the agency shall enter into an unsecured improvement agreement. The applicant shall have a period of one year from the date the agreement was executed to complete those improvements.

(f) If the waiver application provided for in this section is denied

by the Advisory Agency, the applicant may proceed to convert the mobile home park to a tenant-owned, condominium ownership interest, but shall file a parcel map or tentative and final map. The Advisory Agency may not require the applicant to file and record a tentative and final map unless the conversion creates five or more parcels shown on the map. The number of condominium units or interests created by the conversion shall not determine whether the filing of a parcel or a tentative and final map shall be required.

(g) For the purposes of this section, the meaning of "resident

ownership" shall be as defined in Section 50781 of the Health and Safety Code.

b. The Planning Community Development Director may waive the

requirement for preparation of a parcel map for certain minor subdivisions as described in Section 70098.614b(1) to (4). The Planning Community Development Director must find that the proposed subdivision of land

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complies with the requirements of the Subdivision Regulations and the Map Act pertaining to area, improvement and design, floodwater drainage control, appropriate improved public roads, sanitary disposal facilities, water supply availability, environmental protection, and all other requirements of the Subdivision Regulations and the Map Act. In any case, where the requirement for a parcel map is waived pursuant to this section, a tentative map may be required. If a tentative map is not required, the subdivider shall have the option of submitting a tentative map or a vesting tentative map.

5. Requirement for Review of Record of Survey Maps a. Review by Director of Public Works

Record of Survey Maps or Land Surveyor’s Maps as made by a licensed land surveyor or civil engineer, not made for the purpose of land subdivision but for the sole purpose of establishing boundaries of properties already of record, shall be submitted to the Public Works Director for examination and shall be subject to the requirements and charges as set forth in Section 701009.5.b. below. Such maps, as defined in this paragraph, do not require filing of a tentative map.

b. Requirements and Charges for Record of Survey Maps

(1) Complete sets of blue line or black and white prints shall be furnished to the Public Works Director for checking purposes, together with traverse sheets and any other survey or mathematical data as specified in Section 7014.1.

(2) The County shall charge collect an amount equal to the actual

engineering costs of checking such maps, up to a maximum of $500. When a Record of Survey Map is submitted, a initial deposit of $300 shall be collected as set forth in the most recent fee schedule adopted by the Board of Supervisors. If at any time the actual costs of service exceed the amount of the deposit, no further work will be done until an additional deposit is made in an amount estimated to be necessary to complete the work. Balances remaining upon completion of work shall be refunded and balances owing shall be collected prior to recordation.

ARTICLE 2. REQUIREMENTS FOR PREPARATION, SUBMITTAL, AND STAFF REVIEW OF A DEVELOPMENT FOOTPRINT ANALYSIS SECTION 7010. DEVELOPMENT FOOTPRINT ANALYSIS REQUIRED

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Prior to submittal of a tentative map, a “development footprint” analysis shall be conducted. The development footprint analysis shall comprehensively evaluate site development constraints and potential impacts. Constraints and potential impacts that shall be evaluated include, but are not limited to, preservation or removal of trees or vegetation, wildlife habitat protection, avoidance of hazards such as steep/unstable slopes, fault traces, and flood prone areas, as well as potential impacts from proposed improvements such as utility corridors, driveways, and buildings. The Community Development Director shall have the authority to selectively require submittal of those items listed in Section 7010.2. as necessary to analyze the site-specific physical circumstances and development potential of each parent parcel proposed for subdivision. The development footprint does not require Advisory Agency final action because it is not a form of development entitlement. The development footprint review procedure evaluates the natural resources and on-site hazards of a parent parcel to identify development constraints and opportunities. Site resources to be conserved and hazards to be mitigated, remediated, or avoided shall be depicted on a map of the parent parcel and, through consultation with County staff, shall be delineated as “non-development areas”. Resource conservation and hazard mitigation is accomplished by modifying the number, size, and/or configuration of proposed new lots, utility corridors, and access ways within the subdivision to avoid or minimize the intrusion of buildings, roadways, and utility infrastructure into these areas. The “non-development areas” shall be depicted on the approved tentative maps and recorded final maps of all subdivisions and shall guide future development of the property. 1. Early Assistance Meeting

a. Prior to submitting a Development Footprint Analysis Application,

the applicant shall request an early assistance meeting with County staff to enable staff to explain the environmental and site planning issues, policies, and procedures applicable to the proposed subdivision.

b. This early assistance meeting is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines sections 15061 (General Rule) and 15306 (Information Gathering) because the meeting is solely informational and has no potential to cause an effect upon the environment.

c. The applicant shall provide staff with a rudimentary plan that

conveys a general understanding of the tentative proposal. d. The staff shall:

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(1) acquaint the applicant with the specific land planning, resource protection, and hazard avoidance matters, key General Plan policies, and subdivision and other regulations applicable to the proposal;

(2) suggest changes to the proposal that would achieve greater compliance with County requirements;

(3) describe any additional County expectations related to the

proposal;

(4) explain the application, review, and decision process; and

(5) describe applicable fees

e. Within ten (10) days of the early assistance meeting, staff shall provide the applicant with a brief written summary of the main points discussed at the meeting.

2. Submittal Requirements The items required to analyze the site to identify resources to protect and

hazards to avoid, and design the subdivision to address these are as follows:

a. Context Map

A map depicting the subject site and all parcels within a three hundred (300) foot radius, including the location, names, and widths of adjacent rights-of-way. The map scale shall be large enough to show all details clearly on a sheet size of twenty-four (24) inches by thirty-six (36) inches.

b. Site Analysis Map

A map depicting the subject site and all abutting parcels and rights-of-way within a fifty (50) foot radius, upon which an analysis of the site’s natural resources and hazards shall be portrayed for the purpose of identifying areas to be protected and/or avoided. Each component listed below shall be depicted on the site analysis map and the data source for each component shall be noted on the map. The map scale shall be large enough to show all details clearly on a sheet size of twenty-four (24) inches by thirty-six (36) inches.

(1) Topography. A topographic mapping of the site at (one) 1-foot

contour intervals for sites up to (five)5 acres and (two) 2-foot

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contour intervals for sites over (five) 5 acres in order to identify areas where the slope exceeds thirty percent (30%) grade.

(2) Geology and Soils. A mapping of the geologic, seismic, and

soil conditions, including areas of landslide or fault potential.

(a) A preliminary geotechnical/soils report for the subdivision, prepared by a registered civil engineer in accordance with the San Mateo County Minimum Standards for Geotechnical Reports, will be required for the subdivision unless the County determines that, due to the knowledge it has as to the qualities of the soils of the subdivision, no preliminary analysis is necessary. The preliminary geotechnical/soils report shall be submitted to the County Geologist for review. The County Geologist shall review the report and may require additional information or reject the report if it is found to be incomplete, inaccurate, or unsatisfactory.

(b) If a preliminary geotechnical/soils report is required, and

indicates the presence of geotechnical or other hazards which, if not corrected, would lead to structural defects, a soils investigation of each resulting parcel lot in the subdivision may be required. This soils investigation, prepared by a registered civil engineer, shall recommend the corrective action which is likely to prevent structural damage to each structure proposed for construction in the area where the soil problem exists. The County may approve the subdivision or portion thereof where these soil problems exist if it determines that the recommended action is likely to prevent structural damage to each structure to be constructed, and as a condition to the issuance of any building permit may require that the approved recommended action be incorporated in the construction of each structure

(3) Hydrology. A hydrologic mapping of surface drainage

patterns, flow quantity from any on-site springs, and the size and location of all water courses on or abutting the property, including an analysis of the capacity to locate septic tanks or fields, when public sewerage is not available.

(4) Vegetation and Wildlife. A mapping of the plant communities

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and wildlife on the site, including but not limited to sausals, wetlands, and identification of sensitive habitat (especially legally protected species).

(5) Amenities. A mapping of the site’s scenic landscape features, including: all heritage and significant trees as defined by County tree ordinance, including those located off-site but with at least twenty-five percent (25%) of their drip line area overhanging the subject site, and an indication as to which trees are to be saved or removed; and scenic corridors, shorelines, ridgelines, and skylines, as defined in the County General Plan, Local Coastal Program, and state law.

(6) Cultural. A mapping of cultural features, including historic artifacts and known archeological sites, on the property.

(7) Existing Improvements. A mapping of all man-made structures and pathways, including below ground infrastructure, on the property.

(8) Access. A mapping of the adjacent street system, including vehicular ingress and egress for the site; all existing on-site easements; and all off-site easements that border on the property.

(9) Energy Conservation Report. An analysis of how the

proposed design of the subdivision provides for future passive or natural heating or cooling opportunities.

(10) Noise Contours. The location of the 60, 65, and 70 CNEL

(Community Noise Equivalent Level) contours, as defined in the County General Plan or applicable area plan(s). The tentative map or tentative parcel map may be required to show the location of these noise contours.

(11) Additional Information. The subdivider may be required to

provide additional information, if the Planning Community Development Director determines that further information is necessary in order to adequately evaluate the proposed subdivision’s compliance with the findings set forth in Section 7013.3.b. or to determine compliance with other County ordinances.

(12) Data and Reports Required on a Case-by-Case Basis

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(a) School Facilities Report. A written statement concerning the necessity for temporary or permanent school facilities obtained from the school district(s) where the proposed subdivision is located.

c. Non-Development Area Map

Based upon the Site Analysis Map, a map showing the portion or portions of the subject site that may not be developed shall be prepared. A dashed line shall indicate the boundary(s) of these non-development area(s). A non-development area may be subdivided in that it may contain one or proposed lot lines or may be isolated as a lot unto itself, provided such lot meets all minimum requirements of the zone in which the property is located. The map scale shall be large enough to show all details clearly on a sheet size of twenty-four (24) inches by thirty-six (36) inches. The non-development area map shall be prepared in accordance with the following general criteria:

(1) Non-development areas should be based exclusively upon the

Site Analysis Map; if other information pertinent to the creation of non-development areas is discovered by the applicant or County staff, it should be depicted on the Site Analysis Map;

(2) The more resources and/or hazards, as shown on the Site Analysis Map, that occupy the same particular area of the parent parcel, the greater the likelihood that such area should be deemed a non-development area;

(3) Areas of the parent parcel without any resources or hazards, as shown on the Site Analysis Map, should not be deemed non-development areas;

(4) If a resource, as shown on the Site Analysis Map, can be relocated, replaced, replicated, or otherwise recouped and the applicant proposes a plan to do so to the satisfaction of County staff, the Site Analysis Map may be revised accordingly and form a new basis for preparation of the Non-Development Area Map;

(5) If a hazard, as shown on the Site Analysis Map, can be isolated, controlled, eliminated, or otherwise remedied and the applicant proposes a plan to do so to the satisfaction of County staff, the Site Analysis Map may be revised

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accordingly and form a new basis for preparation of the Non-Development Area Map;

(6) The line demarcating a non-development area shall typically conform to the physical extent (as depicted in plan view on the Site Analysis Map) of the particular resource(s) and/or hazard(s) with which it is associated, with the following exceptions: (a) heritage trees, for which there shall be a maximum

permissible intrusion into the drip line area of ten percent (10%) the area of the drip line of each tree designated to remain, including any off-site heritage trees required to be included on the Site Analysis Map. Additional intrusion may be permitted based on consultation with the County’s Arborist;

(b) significant trees, for which there shall be a maximum

permissible intrusion into the drip line area of twenty percent (20%) the area of the drip line of each tree designated to remain, including any off-site significant trees required to be included on the Site Analysis Map. Additional intrusion may be permitted based on consultation with the County’s Arborist;

(c) streams, for which there shall be a buffer area, parallel

to and behind the top of the stream bank, with a width as specified in the County’s Local Coastal Program for coastal areas, or as determined by a qualified biologist for areas outside the Coastal Zone, but in no case shall be less than twenty (20) feet, and shall be applied to both sides of the stream to the extent present on the site;

(d) non-tidal wetlands, for which there shall be a minimum

(twenty-five) 25 foot wide buffer around and outside the edge of the wetland;

(e) springs, for which buffer areas and/or other means of

protection shall be determined on a case-by-case basis; and

(f) earthquake fault lines, for which there shall be the

minimum building setbacks from active and inactive faults as prescribed under current State law;

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(7) Areas smaller than one hundred (100) square feet should generally not be designated as non-development areas unless the resource or hazard with which it is associated is of critical importance and can be physically isolated on the property;

(8) Non-development areas, regardless of size, when less than ten (10) feet from each other should be aggregated by redrawing their boundaries to create one contiguous non-development area;

(9) The tentative and final map shall depict non-development

areas associated with all trees designated for protection. These areas shall be sized, configured, and located based upon the drip lines of the trees being protected or replacement trees being planted for trees authorized for removal.

(a) Notes on the subdivision map shall explain that no

structures or landscaping that would compromise the health of protected trees may be located within the non-development areas. The notes shall prohibit grading, excavation, filling, construction, landscaping, irrigation, or other activities incompatible with tree health;

(b) Non-development areas associated with protected trees

may be utilized for leisure, recreational, and similar purposes and may contain minor structures ; and

(c) All trees designated for protection within a non-

development area must receive reasonable care and maintenance necessary to attain the typical lifespan associated with each tree species and variety.

(10) In all instances where questions arise or ambiguity exists

regarding if or how to draw a particular non-development area boundary, the underlying purpose for preparing the Non-Development Area Map shall be the basis for clarifying the matter.

d. Preliminary Subdivision Layout

A Preliminary Subdivision Layout shall be prepared based upon the Non-Development Area Map described above. The layout shall avoid or minimize intrusion of proposed development into the non-development areas and shall also comply with all applicable regulations of the zoning district in which the property is located. The Preliminary Subdivision Layout shall avoid hazards and

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resources to be protected and shall include the following:

(1) Location of all non-development areas depicted on the Non-Development Area Map;

(2) A numbered list of trees, if any, to be preserved and the

location of trees to be removed, if any; (3) Location of all existing and proposed property lines; (4) Location of all vehicular ingress and egress for each proposed

new lot; (5) Location of corridors for water supply, sewerage, drainage,

gas, electric, and communications facilities for each proposed new lot; and

(6) Location and type of improvements, if any, proposed on each

new lot specifically for the protection of natural resources or the avoidance of natural hazards.

e. Application and Fees The Context Map, Site Analysis Map, Non-Development Area Map,

and Preliminary Subdivision Layout shall be prepared by a registered civil engineer or licensed land surveyor. A completed Development Footprint Analysis Application, available from the Planning Division, along with five (5) copies of each of the four required map exhibits, plus an application fee as set forth in the most recent fee schedule adopted by the Board of Supervisors, shall be submitted to the Planning and Building Department.

f. Application Review

(1) County Staff. Within ten (10) days of receipt of a complete

Development Footprint Analysis Application, the Planning and Building Department shall forward copies to the Environmental Health Division and the Public Works Department for review and comment. All initial comments from staff shall be forwarded to the applicant within thirty (30) days of receipt of the Development Footprint Analysis Application.

(2) Applicant Revisions. The applicant shall revise the Context

Map, Site Analysis Map, Non-Development Area Map, and/or the Preliminary Subdivision Layout, as necessary, based upon

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the comments received and resubmit all modified documents for further processing. If the applicant makes revisions in full compliance with all staff comments, continued processing of the subdivision application will occur as set forth in Section 7011, et seq.

Alternatively, the applicant may request one or more meetings

with County staff in order to address particular comments in greater detail in an effort to finalize demarcation of the non-development areas and the preliminary layout of the subdivision. If the applicant seeks such further consultation with staff, additional County fees shall be charged on a time and materials basis.

ARTICLE 23. REQUIREMENTS FOR REVIEW AND APPROVAL OF TENTATIVE MAPS AND TENTATIVE PARCEL MAPS SECTION 7011. APPLICATION REQUIREMENTS; FORM AND CONTENT OF TENTATIVE MAPS AND TENTATIVE PARCEL MAPS 1. Application Requirements Applications for review and approval of tentative maps and tentative parcel maps

shall be filed with the Planning and Building Division Department. The application shall include the following:

a. Tentative Map or Tentative Parcel Map

Fifteen (15) Seven (7) copies of the tentative map or tentative parcel map prepared in accordance with Section 7011.2. In addition, one reduced (8 1/2" x 11") copy of the map and any associated development plans shall be submitted. In addition, a complete set of maps and associated plans shall be submitted in a digitized format.

b. Application Form

A completed application form as required by the Planning Community Development Director, available from the Planning Division, with an attached statement by the applicant setting forth grounds in support of the findings required in Section 7013.3b.

c. Environmental Information Disclosure Form

A completed Environmental Information Disclosure Form, available from the Planning Division.

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d. Title Report

A preliminary title report, showing the legal owners at the time of filing the tentative parcel map application, and all easements, encumbrances, and other reservations of record affecting the property.

e. Owner’s Concurrence Proof of the owner’s interest in the property and concurrence with the

application for subdivision as required by the Community Development Director.

f. Notification MaterialsDensity/Slope Analysis A list of the names and mailing addresses of all persons appearing on the

latest available assessment roll of the County as owning property within three hundred (300) feet of the boundaries of the subdivision which is the subject of the application, along with stamped and addressed legal sized envelopes for mailing.

A copy of the completed density/slope analysis as may be required by the zoning district regulations applicable to the subject property, available from the Planning Division. This must be completed prior to submitting the subdivision application.

g. TransparenciesC.3 and C.6. Development Review Checklist Transparencies (8 1/2" x 11") of the map and any associated development

plans. A completed C.3. and C.6 Development Review Checklist, available from the Planning Division. (C.6 and C.3 refer to the sections of the County’s Municipal Regional Stormwater Permit (MRP) that mandate the County to impose requirements for runoff and erosion control during project construction and to require permanent project features for ongoing stormwater control, respectively. The MRP is a National Pollutant Discharge Elimination System permit issued by the San Francisco Bay Regional Water Quality Control Board. Low-Impact Development is a sustainable type of post-construction stormwater control that utilizes site design and on-site storm water management techniques to maintain the site’s pre-development runoff rates and volumes. A detailed explanation of these concepts and requirements is provided in a document entitled, “C.3 Stormwater Technical Guidance”, available online.)

h. Fees

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The fees for tentative map or tentative parcel map review in accordance with the most recent Planning Service Fee Schedule adopted by the Board of Supervisors.

i. The Following Data and Reports Required on a Case-by-Case Basis (1) Geotechnical/Soils Report

(a) A preliminary geotechnical/soils report for the subdivision, prepared by a registered civil engineer in accordance with the San Mateo County Minimum Standards for Geotechnical Reports, will be required for the subdivision unless the County determines that, due to the knowledge it has as to the qualities of the soils of the subdivision, no preliminary analysis is necessary. The preliminary geotechnical/soils report shall be submitted to the County Geologist for review. The County Geologist shall review the report and may require additional information or reject the report if it is found to be incomplete, inaccurate, or unsatisfactory.

(b) If a preliminary geotechnical/soils report is required, and

indicates the presence of geotechnical or other hazards which, if not corrected, would lead to structural defects, a soils investigation of each resulting parcel in the subdivision may be required. This soils investigation, prepared by a registered civil engineer, shall recommend the corrective action which is likely to prevent structural damage to each structure proposed for construction in the area where the soil problem exists. The County may approve the subdivision or portion thereof where these soil problems exist if it determines that the recommended action is likely to prevent structural damage to each structure to be constructed, and as a condition to the issuance of any building permit may require that the approved recommended action be incorporated in the construction of each structure.

(2) School Facilities Report

A written statement concerning the necessity for temporary or permanent school facilities obtained from the school district(s) where the proposed subdivision is located.

(3) Energy Conservation Report An analysis of how the proposed design of the subdivision provides

for future passive or natural heating or cooling opportunities.

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(4) Density Analysis or Certification A copy of the completed density analysis or density certification as

may be required by the zoning district regulations applicable to the subject property, available from the Planning Division.

(5) Noise Contours The location of the 60, 65, and 70 CNEL (Community Noise

Equivalent Level) contours, as defined in the County General Plan or area plan. The tentative map or tentative parcel map may be required to show the location of these noise contours.

(6) Additional Information The subdivider may be required to provide additional information, if

the Planning Director determines that further information is necessary in order to adequately evaluate the proposed subdivision’s compliance with the findings set forth in Section 7013.3b or to determine compliance with other County ordinances.

2. Form and Content Requirements for Tentative Maps and Tentative Parcel Maps a. General Information

Tentative maps and tentative parcel maps must be submitted to the County Planning and Building Division Department for review and approval. Maps shall meet the following minimum requirements for form and content: (1) Name and Address of Preparer

The map must be prepared by a registered civil engineer or

licensed land surveyor, whose name, address, email, registration or license number, and signature must be shown on the map, along with the date of preparation. The name and license or registration number of any geologist or soils engineer who may have helped prepare the map should also be indicated.

(2) Owner and Subdivider’s Name and Address The names and addresses of both the legal owner, and the

subdivider if not the same, must be shown on the map. (3) Subdivision Name

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Tentative maps shall have the proposed subdivision name stated on the map.

(4) Scale The scale of the map shall be large enough to show all details

clearly and enough sheets shall be used to accomplish this end. (5) North Orientation The map should be laid out to orient north arrow shall point up to

the top or right edge of the sheet. and Eeach sheet must have a north arrow.

(6) Letter Size The lettering must be a minimum of 1/8" in size. (7) Vicinity Map A vicinity map must be included, showing adjacent properties on all

sides and indicating the current record owner of such property. The location, names and widths of adjacent rights-of-way shall be shown.

(8) Assessor’s Parcel Number The current assessor’s parcel number(s) of the parcel(s) to be

subdivided shall be indicated. (9) Legal Description of Property A legal description that defines the boundaries of the proposed

subdivision and establishes the legality of the parcel to be divided must be included. If the description is not printed on the map itself, then it must be in a separate, attached document.

(10) Zoning and Land Use The map shall indicate the existing zoning district, existing and

proposed land use, and any proposed zoning changes. (11) Development Schedule

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If the subdivider plans to develop the site in phases, the proposed sequence and timing of construction phases must be shown on the map.

b. Description of Existing Features and Proposed Improvements

(1) Existing and Proposed Topography (a) Existing and proposed topography must be shown by

contours at two (2) foot intervals if the existing ground slope is less than ten percent (10%), and at not less than five (5) foot intervals for existing ground slopes equal to or greater than ten percent (10%).

(b) Contour lines must be labeled at least every one hundred

fifty (150) linear feet along the contour line and should be continued, in general, at least fifty (50) feet beyond the boundaries of the site within urban areas, or at least one hundred (100) feet within rural areas to establish proper topographical relationships.

(c) Existing contours must be represented by dashed or

screened lines and proposed contours by solid lines. (d) The source and date of contour information must be

specified. (e) The preliminary design of all grading should be shown,

including the approximate finished grade of each parcel lot, the elevation of proposed building pads, and the top and toe of cut and fill slopes.

(f) Existing and proposed profiles, sight distance, and

point of access shall be shown for all driveways, and compliance with all applicable County standards shall be demonstrated.

(g) A separate grading plan may be required if necessary to

clearly show all details of the existing and proposed topography.

(2) Parcel Lot Dimensions and Area

The map must show existing and proposed parcel lines and their dimensions. Existing property lines must be shown with dotted lines, proposed property lines with solid lines. The area of each

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parcel must be indicated, in square feet if less than one acre, and in acres if one acre or larger. Each parcel should be consecutively numbered, beginning with the number one (1).

(3) Trees The map must indicate the type (species), circumference, diameter and drip line of existing significant or heritage trees, as defined by the County Significant Tree and Heritage Tree Ordinances. Any trees proposed for conservation or removal and the location of replacement trees to be planted shall be indicated.

(4) Existing Structures The type, location and outline of existing structures must be shown and marked as to whether they will remain or be removed.

(5) Existing and Proposed Streets The map must show the locations, names, widths, centerline radii, centerline slopes and angle of intersection of all existing and proposed streets within the subdivision. Existing and proposed street improvements such as pavement type, curbs, gutters or sidewalks should be indicated. Whether streets are publicly or privately maintained, or proposed to be publicly or privately maintained, should also be noted. The location of official plan lines or projected streets and highways as indicated in the State Transportation Improvement Plan, the County General Plan or any adopted area plan should be shown, if applicable.

(6) Easements The map must show the location, width and purpose of all existing and proposed easements, including avigation easements, together with all applicable building and use restrictions as determined by the development footprint analysis required in Section 7010.

(7) Existing and Proposed Utilities

The map must show the location and size of all existing and proposed utility service lines and facilities, including the following:

(a) All provisions for water supply for domestic use, agricultural

use and fire protection purposes including source (water

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mains, wells), quality and approximate quantity expressed as gallons per minute;

(b) All provisions for sewage disposal, storm drainage and

infiltration, flood control, and required National Pollution Discharge Elimination System (NPDES) facilities including the approximate grade and elevation of existing and proposed sewers and storm drains, location of septic systems and their expansion areas, location of the soil percolation test sites, and preliminary calculations used to select, size, and locate all proposed facilities; and

(c) All provisions for utility services, including gas, electricity,

telephone and cable television. (8) Flood, Coastal Erosion, or Sea Level Rise Hazard Areas The map must show the location of all areas of special flood hazard

which are subject to inundation, storm water or tide water overflow, as illustrated on the Flood Insurance Rate Maps on file with the Planning Division. The location, width and direction of flow of each watercourse and the base flood level (as shown on the National Flood Insurance Program Maps prepared by the Federal Emergency Management Agency) and flooding from Sea Level Rise (using the latest available science-based projections) should also be indicated. Projections of landward erosion over the life of the development should also be shown.

(9) Recreation Areas Existing and proposed recreation areas, trails, bike paths or parks

for private or public use, including proposed shoreline access points, must be shown.

(10) Common Areas and Open Space Proposed common areas and areas to be dedicated to public open

space must be shown. SECTION 7012. PROCEDURE FOR FILING AND STAFF REVIEW OF TENTATIVE MAPS AND TENTATIVE PARCEL MAPS 1. Transmittal to Other Agencies for Comment a. Once the Within five (5) days of an application for a tentative map or

tentative parcel map is accepted having been deemed complete by the

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Planning and Building Division Department, the Planning Community Development Director shall forward copies of the map and any relevant accompanying data and reports to other affected public agencies including the Department of Public Works, the County Geologist, the Environmental Health Section Division, and each utility company, and fire, school, utility water, and sanitation district having jurisdiction over the subject property. These agencies will be asked to review the tentative map or tentative parcel map and submit any comments and recommended conditions in writing within thirty (30) days. If an agency does not respond within the allotted time, the lack of response shall be deemed approval of the proposed subdivision. The Advisory Agency shall consider all agency recommendations received before acting on the tentative map.

b. If the proposed subdivision is within one (1) mile of a State highway and is

shown on a map filed with the County by the State Department of Transportation showing territory within which it believes subdivision activity could affect an existing or future State highway, the Advisory Agency shall send a copy of the map and accompanying data will also be sent to the State Department of Transportation for comment, pursuant to Section 66455 of the Map Act.

c. Whenever there is consideration of an area within a proposed subdivision

for a public school site, the Advisory Agency shall give the affected district(s) and the State Department of Education (CalEd) written notice of the proposed site. The written notice shall include the identification of any existing or proposed runways within the distance specified in Section 17215 of the Education Code. If the site is within the specified distance, CalEd shall notify the State Department of Transportation (CalTrans) and the site shall be investigated by CalTrans as required by Section 17215.

2. Determination of Completeness Within thirty (30) days of application submittal, Planning Community

Development Director shall notify the subdivider in writing if the application is complete, or if additional information is required. Acceptance of the application as complete shall not preclude the County from requesting that any information submitted be clarified, amplified, corrected, or supplemented if necessary to determine compliance with State law or County regulations, nor does it signify that the map complies fully with the Subdivision Regulations.

3. Environmental Review The Planning Community Development Director will review the application,

including the Environmental Information Form, to determine if the project is exempt from CEQA. If the project is not exempt, an initial study will be conducted to determine whether a negative declaration may be issued or an

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Environmental Impact Report (EIR) will be required. Upon making this determination, the appropriate environmental document will be prepared as prescribed in the County’s CEQA Implementing Procedures.

4. Planning Division Review and Preparation of Staff Report a. Planning Division Review The Planning Community Development Director shall review the

proposed design and improvement of the subdivision in relation to the General Plan and any applicable area plan, and in relation to all applicable zoning and subdivision regulations, taking into consideration the comments and recommendations received from other sections and agencies and the results of the environmental review. A written staff report will be prepared, detailing the proposed subdivision’s compliance or non-compliance with these plans and regulations and with the findings required for tentative map or tentative parcel map approval contained in Section 7013.3b.

b. Conditions of Approval The staff report will also list recommended conditions of approval to

ensure compliance with all applicable plans and regulations including, but not limited to, the regulations for exactions contained in Chapter 84 and those for subdivision design and improvement contained in Chapter 93 of the Subdivision Regulations, and any mitigation measures necessary to avoid significant environmental impacts.

SECTION 7013. PROCEDURE AND CRITERIA FOR PUBLIC REVIEW AND ACTION ON TENTATIVE MAPS OR TENTATIVE PARCEL MAPS 1. Advisory Agency to Conduct Public Hearing When all reports and environmental review procedures have been completed,

and prior to any action on a tentative map or tentative parcel map application, the appropriate Advisory Agency, as specified in Section 70087, shall hold a public hearing. The Planning Division staff report on the application shall be submitted to the Advisory Agency, and copies sent to the applicant and the Engineer/Surveyor who prepared the map, not later than three days prior to the hearing.

2. Noticing Requirements a. Notice of the public hearing shall be given not less than ten (10) days nor

more than thirty (30) days prior to the date of the hearing by mailing, postage prepaid, a notice of the time and place of the hearing to the

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subdivider, the owner and all persons whose names appear on the latest available assessment roll of the County as owning property within three hundred (300) feet of the boundaries of the subdivision which is the subject of the application. Notice of the public hearing must also be published once in a newspaper having general circulation in the County not later than ten (10) days prior to the date of the hearing.

b. If the number of owners to whom notice would be mailed is greater than

1,000, notice may be provided by placing a display advertisement, a minimum one-eighth page in size, in at least one newspaper of general circulation not later than ten (10) calendar days prior to the hearing.

c. Notice of the hearing shall also be mailed to each agency expected to

provide water, sewage, schools or other essential facilities or services to the subdivision. In addition, notice will be given by first-class mail to any person who has filed a written request for such notice with the Planning Commission or Zoning Administrator’s Secretary.

d. Substantial compliance with these provisions for notice shall be sufficient

and a technical failure to comply will not affect the validity of any action authorized by these regulations.

3. Action by Planning Commission or Zoning Administrator Advisory Agency;

Findings a. Time Limit on Action

(1) The Planning Commission or Zoning Administrator Advisory Agency must take action to approve, conditionally approve, or deny the tentative map or tentative parcel map within fifty (50) days after certification of an environmental impact report, adoption of a negative declaration, or determination by the County that the project is exempt from the requirements of CEQA (Division 13, commencing with Section 21000 of the State Public Resources Code).

(2) Notwithstanding (1), above, if there has been an extension of time

pursuant to Section 21100.2 or 21151.5 of State Public Resources Code to complete and certify an environmental impact report for a project, the County shall approve or disapprove the project within ninety (90) days after certification of the environmental impact report.

(3) The Advisory Agency cannot disapprove an application for a

tentative, final, or parcel map in order to comply with the time limits specified herein.

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b. Findings for Approval/Denial of a Tentative Map or Tentative Parcel Map

The Advisory Agency shall make findings, supported by evidence in the project record, when approving or denying deny approval of a tentative map or tentative parcel map,. if it makes In the case of an approval, all of the following findings must be made; in the case of a denial, any only one of the following findings need not be made:

(1) That the proposed map is not consistent with applicable general

and specific plans; (2) That the design or improvement of the proposed subdivision is not

consistent with applicable general and specific plans; (3) That the site is not physically suitable for the type of development; (4) That the site is not physically suitable for the proposed density of

development; (5) That the design of the subdivision or the proposed improvements

are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Notwithstanding the above, a tentative map or tentative parcel map may be approved if an EIR was prepared for the subdivision and a finding is made pursuant to Subdivision (c) of Section 21081 of the Public Resources Code that specific economic, social, or other considerations make the mitigation measures or project alternatives identified in the EIR infeasible.

(6) That the design of the subdivision or type of improvements is not

likely to cause serious public health problems; (7) That the design of the subdivision or the type of improvements will

not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision.

(8) That the design of the subdivision or the type of improvements will

conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. In this connection, the Advisory Agency may approve a map if it is found that alternate easements, for access or for use, are otherwise available within a reasonable distance from the subdivision, will be provided, and that these will be are substantially equivalent to ones previously acquired by the public. This subsection shall apply only

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to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the Advisory Agency to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.

(98) That the discharge of waste from the proposed subdivision into an

existing community sewer system would not result in violation of existing requirements prescribed by a State Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000) of the State Water Code.

(109) That the land is subject to a contract entered into pursuant to the

California Land Conservation Act of 1965 (“The Williamson Act”) and that the resulting parcels following a subdivision of that land would not be too small to sustain their agricultural use. For purposes of this section, land shall be presumed to be in parcels too small to sustain their agricultural use if the land is:

(a) Less than ten (10) acres in size in the case of prime

agricultural land, or; (b) Less than forty (40) acres in size in the case of land which is

not prime agricultural land. A subdivision of land subject to the Williamson Act, with parcels

smaller than those specified above, may be approved only under the special circumstances prescribed in Section 66474.4(b) of the Map Act.

(10) That, for a subdivision on land located in a state responsibility area

or a very high fire hazard severity zone, as both are defined in Section 51177 of the California Government Code, all of the following are supported by substantial evidence in the record:

(a) The design and location of each lot in the subdivision, and

the subdivision as a whole, are consistent with any applicable regulations adopted by the State Board of Forestry and Fire Protection pursuant to Sections 4290 and 4291 of the Public Resources Code;

(b) Structural fire protection and suppression services will be

available for the subdivision through a county, city, special district, political subdivision of the state, or another entity organized solely to provide fire protection services that is monitored and funded by a county or other public entity; or

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the Department of Forestry and Fire Protection by contract entered into pursuant to Section 4133, 4142, or 4144 of the Public Resources Code; and

(c) To the extent practicable, ingress and egress for the

subdivision meets the regulations regarding road standards for fire equipment access adopted pursuant to Section 4290 of the Public Resources Code and any applicable County ordinance.

(11) That, for the subdivision of land designated in the County General

Plan as open space and located in a state responsibility area or a very high fire hazard severity zone, as both are defined in Section 51177 of the California Government Code, all of the following are supported by substantial evidence in the record:

(a) The subdivision is consistent with the open space purpose;

and (b) If the subdivision would result in parcels that are forty (40)

acres or smaller in size, those parcels are subject to a binding and recorded restriction prohibiting the development of a habitable, industrial, or commercial building or structure, while all other structures shall comply with defensible space requirements described in Section 51182 of this code or Section 4291 of the Public Resources Code. Any later approval to remove the aforementioned binding restriction shall make the subdivision subject to the requirements of (11) above.

c. Findings for Approval/Denial of a Tentative Map or Tentative Parcel Map

for an Environmental Subdivision

The Advisory Agency shall make findings, supported by evidence in the project record, when approving or denying an environmental subdivision. In the case of an approval, all of the following findings must be made; in the case of a denial, only one of the following findings need not be made:

(1) That factual biotic or wildlife data, or both, are available to support

approval or conditional approval of the subdivision.

(2) That provisions have been made for the perpetual maintenance of the property as a biotic or wildlife habitat, or both, in accordance with all conditions specified by any local, state, or federal agency requiring mitigation, and that any improvement, dedication, or

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design required as a condition of approval shall be solely for the purposes of ensuring compliance with the conditions required by the local, state, or federal agency requiring the mitigation.

(3) That an easement will be recorded to ensure compliance with the

conditions specified by any local, state, or federal agency requiring mitigation. The easement shall contain a covenant running with the land in perpetuity, that the landowner shall not construct or permit the construction of improvements except those for which the right is expressly reserved in the instrument. Where the biotic or wildlife habitat, or both, are compatible, the easement shall contain a requirement for the joint management and maintenance of the resulting parcels, provided that this requirement is not inconsistent with the purposes of this section and not incompatible with maintaining and preserving the biotic or wildlife character, or both, of the land.

(4) The real property is at least twenty (20) acres in size, or if it is less

than twenty (20) acres in size, the following conditions are met:

(a) The land is contiguous to other land that would also qualify as an environmental subdivision.

(b) The other land is subject to a recorded perpetual easement

that restricts its use to a biotic or wildlife habitat, or both. (c) The total combined acreage of the lands would be twenty

(20) acres or more. (d) Where the biotic or wildlife habitat, or both, are compatible,

the land and the other land will be jointly managed and maintained.

cd. Notice of Decision

A written notice of the decision of the Advisory Agency shall be sent to the applicant, the Engineer/Surveyor who prepared the map, and to any other person who has filed a written request to be notified of a decision. If no action is taken on a tentative map by the advisory agency within the specified time limits including any authorized extension thereto, the tentative map shall be deemed approved, insofar as it complies with other applicable requirements of the Map Act and any County regulations, and the County Clerk shall certify such approval.

4. Appeals

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a. Designation of Appeal Board

The Planning Commission is hereby designated as the Appeal Board, as defined in Section 70098., for determinations or decisions made by the Planning Community Development Director or Zoning Administrator pursuant to the Subdivision Regulations. The Board of Supervisors is hereby designated as the Appeal Board, as defined in Section 70098., for determinations or decisions made by the Planning Commission pursuant to the Subdivision Regulations.

b. Filing an Appeal The subdivider or any interested person adversely affected by the decision

may appeal any determination or decision made pursuant to the Subdivision Regulations to the appropriate Appeal Board by filing a notice of appeal with the Planning Division within ten (10) days of the decision. The notice must clearly identify the decision which is being appealed and state the grounds for the appeal. The notice must also be accompanied by a filing fee in the amount established by resolution of the Board of Supervisors.

c. Schedule of Hearing; Notice Upon the filing of the notice of appeal, the matter shall be scheduled for

the next regular meeting of the Appeal Board to be held within thirty (30) days of the filing of the appeal. Notice of the hearing on the appeal shall be given in accordance with Section 7013.2.

d. Action on the Appeal The Appeal Board shall review the appeal and may affirm, reverse or

modify the previous determination or decision. Where an appeal has been filed pertaining to only a portion of a determination or decision, the Appeal Board shall have the authority to review the entire matter and may affirm, reverse or modify all or any other portion of the determination or decision, even though it is not the subject of the appeal.

5. Expiration of Tentative Maps or Tentative Parcel Maps; Extension a. Expiration of Tentative Maps or Tentative Parcel Maps

An approved or conditionally approved tentative map or tentative parcel map shall expire two (2) years from the date on which the Advisory Agency, or the Appeal Board on appeal, granted its approval or conditional approval, unless extended pursuant to Sections 7013.5.b. or c. below or by action of the state legislature by amendment to the Map Act.

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b. Special Circumstances Affecting Expiration of Tentative Maps and

Tentative Parcel Maps

(1) If the subdivider is required to expend at least two hundred thirty-six thousand seven hundred ninety dollars ($236,790) to construct, improve, or finance the construction or improvement of public improvements outside the property boundaries of the tentative map, excluding improvements of public rights-of-way which abut the boundary of the property to be subdivided and which are reasonably related to the development of that property, each filing of a final map shall extend the expiration of the approved or conditionally approved tentative map by thirty-six (36) months from the date of its expiration, or the date of the previously filed final map, whichever is later. The extensions shall not extend the tentative map more than ten (10) years from its approval or conditional approval. However, a tentative map on property subject to a development agreement may be extended for the period of time provided for in the agreement, but not beyond the duration of the agreement. The number of phased final maps that may be filed shall be determined by the Advisory Agency at the time of the approval or conditional approval of the tentative map. (a) Commencing January 1, 2012, and each calendar year

thereafter, this dollar amount shall be annually increased by operation of law according to the adjustment for inflation set forth in the statewide cost index for class B construction, as determined by the State Allocation Board at its January meeting. The effective date of each annual adjustment shall be March 1st. The adjusted amount shall apply to tentative and vesting tentative maps whose applications were received after the effective date of the adjustment.

(b) "Public improvements", as used in this section, include traffic

controls, streets, roads, highways, freeways, bridges, overcrossings, street interchanges, flood control or storm drain facilities, sewer facilities, water facilities, and lighting facilities.

(2) The two (2) year time period specified in (a) Section 7013.5.a.,

above, does not include any period of time during which a development moratorium imposed after approval of the tentative map or tentative parcel map is in existence, or any period of time during which a lawsuit involving the approval of the tentative map or tentative parcel map is or was pending in a court of competent

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jurisdiction, as specified in Sections 66452.6(b) and (c) et seq. of the Map Act.

c. Extension An extension of the expiration date may be granted by the Advisory

Agency for a period or periods of time not to exceed three (3) six (6) years. The application for extension must be filed with the Planning Community Development Director prior to the expiration date, and must be accompanied by a fee in the amount established by resolution of the Board of Supervisors. If such an application is submitted prior to the expiration date, the tentative map or tentative parcel map will automatically be extended for sixty (60) days or until the application for the extension is approved, conditionally approved, or denied, whichever occurs first. If the Advisory Agency denies a subdivider’s application for extension, the subdivider may appeal to the appropriate Appeal Board within fifteen (15) days from the date the Advisory Agency denied the extension.

ARTICLE 34. REQUIREMENTS FOR REVIEW AND APPROVAL OF FINAL MAPS AND PARCEL MAPS SECTION 7014. FORM AND CONTENT OF FINAL MAPS AND PARCEL MAPS To be considered for approval by the County, final maps and parcel maps must meet the form and content requirements specified in this section. 1. Preparation Requirements; Survey and Monument Data a. The final map or parcel map shall be prepared by or under the direction of

a registered civil engineer qualified to do land surveying, or a licensed land surveyor. The final map must be based upon an accurate and complete survey of the land to be subdivided made in conformity with the Land Surveyors Act. A parcel map shall be based either upon a field survey made in conformity with the Land Surveyors Act or be compiled from recorded or filed data when sufficient recorded or filed survey information monumentation exists to enable the retracement of the exterior boundary lines of the parcel map and the establishment of the interior parcel or lot lines of the parcel map on filed maps to locate and retrace if the location of at least one of these boundary lines can be established from an existing monumented line.

b. The survey and mathematical information and data necessary to locate all

monuments and to locate and retrace any and all interior and exterior boundary lines must be shown. Such data may include, but is not limited

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to, the bearings and distances of straight lines, and the lengths, radii, and delta for all curves.

c. All monuments, property lines, centerlines of streets, alleys and

easements adjoining or within the subdivision must be tied into the survey. d. The location and description of all monuments found or placed in making

the survey must be identified on the map. e. The allowable error of closure on any portion of the final or parcel map

must not exceed 1/:10,000 for field closures and 0.02 feet for calculated closures.

2. Form of Final Maps and Parcel Maps a. The final or parcel map must be legibly drawn, printed or reproduced by a

process guaranteeing a permanent record in opaque black on tracing cloth or polyester base film. Required certificates, statements and acknowledg-ments must be legibly stamped or printed on the map with opaque ink. If polyester base film is used, it must be of a washable type and have a minimum thickness of four one-thousandths (0.004) of an inch. If ink is used on polyester base film, the ink surface must be coated with a suitable substance to assure permanent legibility.

b. The size of each sheet must be eighteen (18) inches by twenty-six (26)

inches. c. A marginal line must be drawn completely around each sheet, leaving an

entirely blank margin of one inch. d. The exterior boundary of the land included within the subdivision shall be

indicated by distinctive symbols and clearly so designated. The map shall show the definite location of the subdivision, and particularly its relation to surrounding surveys.

e. The scale of the map shall be large enough to show all details clearly and

enough sheets shall be used to accomplish this end. f. Each sheet must be numbered, the relation of one sheet to another clearly

shown, and the total number of sheets used must be indicated on each sheet.

g. All mechanical lettering must be a minimum of one-tenth inch in height

and all freehand printing or lettering on the map must be of one-eighth inch minimum height. All lettering must be opaque and of such shape and

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weight as to be readily legible on prints and other reproductions made from the original drawings, including 1/2 all reductions.

h. A title block shall be shown on each sheet, consisting of the tract number,

scale, and north arrow. The north arrow shall point up the page. In the case of a final map, the subdivision name shall also be included in the title block.

3. Title Sheet The final or parcel map must be accompanied by a title sheet containing the

information prescribed in sSections (a) 7014.3.a. through (e) e., below. However, where the size of the subdivision permits, in lieu of a title sheet, the information may be shown on the same sheet as the final or parcel map itself.

a. The title sheet must contain the title block, as described in Section

7014.2.h., above. b. Below the title block, a subtitle must appear giving a general description of

the property by reference to the maps which have previously been filed or by reference to the plan of the United States survey. Reference to tracts and subdivisions in the description must be spelled out and worded identically with original records, and references to book and page of record must be complete.

c. Statements, acknowledgments, endorsements, and acceptances of

dedication required by Section 7014.5 must appear on the title sheet. d. The title sheet should show the basis of bearings unless it is shown

elsewhere on the map. e. If no existing street intersections are shown on the map, a vicinity map

must be included. 4. Content of Final Maps and Parcel Maps a. Parcel Dimensions, Acreage, Numbers Dimensions of parcels must be given as total dimensions, corner to

corner, and must be shown in feet and hundredths of a foot. Parcels containing one-half acre or more must show total acreage to the nearest hundredth. Each parcel must be numbered, beginning with the number one (1) in each subdivision and continuing consecutively with no omissions or duplications. Each parcel must be shown entirely on one sheet of the map.

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b. Street Location, Widths, Names The map must show the location of all existing and proposed streets,

alleys or highways by clear delineation of the centerlines and sidelines of all street rights-of-way, the total width of such rights-of-way and the widths of each side of the centerline. The names of all existing and proposed streets within or adjoining the subdivision must be shown. Whether the streets are to be for private use or will be dedicated to the public must be specified.

c. Easements and Other Rights-of-Way The map must show the location of all easements of record, and

easements to be recorded, to which the property is or will be subject. All easements other than for streets must be denoted by fine broken lines and the purpose specified. The map must also indicate whether the easement is to be for private use or will be dedicated to the public. Easement widths, and the lengths and bearings of the lines together with sufficient ties, must be indicated to definitely locate the easement with respect to the property. For easements already existing as of record, proper record reference must be given. If any easement is found to exist but cannot definitely be located as of record, a statement to that effect must be made on the map.

d. Adjoining Properties The parcels and blocks of all adjoining subdivisions must be identified by

subdivision name and by the book and page of the filed map. If no such subdivision is adjoining, then the name of the last recorded owner of the adjoining property must be identified. Reference to the recorded deed of the owner must be made by Recorder’s book and page, or by Recorder’s file number if recorded after January 1, 1981.

e. City or County Boundaries City or County boundaries which cross or adjoin the subdivision must be

clearly designated. f. Designated Remainder Parcels

(1) The exterior boundary of the land included within a subdivision shall be indicated by distinctive symbols and clearly designated, shall not include a remainder or omitted parcel, pursuant to Section 66424.6 of the Map Act, and such parcel shall be so labeled.

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(2) If the map includes a “designated remainder” parcel or similar parcel of five (5) acres or more, it does not have to be shown on the map nor does its location need to be indicated as a matter of survey. Instead, the such remainder parcel should shall be indicated by deed reference to its existing boundaries.

(3) A parcel designated as “not a part” is considered to be a

“designated remainder” parcel for purposes of this section. (4) For any subdivision there shall be only one remainder parcel

and it shall conform to the minimum size requirements applicable to the zoning in place on the property at the time of subdivision approval.

(5) The remainder or omitted parcel shall not be counted as a

parcel for the purpose of determining whether a subdivision is a minor or major subdivision as defined herein.

However, where a property owner seeks to subdivide a

remainder parcel adjoining a parcel which the same owner has previously subdivided, the two subdivisions shall be counted together in ascertaining the total number of parcels created therefrom. Such successive subdivisions shall not enable the filing of two or more tentative parcel maps instead of a single tentative map for all the parcels involved. Successive subdivisions will not be counted together in ascertaining the total number of parcels created only if the subdivisions occur by the independent actions of different owners and meet the test of an “arm’s length transaction” as defined in Section 7008.

5. Statements The following statements must appear on the title sheet. All required signatures

must be opaque: a. Owner’s Statement; Offer of Dedication

(1) A statement, signed and acknowledged by all parties having any record title interest in the land being subdivided, consenting to the preparation and filing of the map and offering for dedication to the public certain specific parcels of land or easements., except in t

(a) The County shall specify whether the dedication is to be in

fee or an easement for its specified public purpose.

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(b) If the dedication is required to be in fee, the subdivider shall include the following language in the dedication clause on the final map or any separate instrument:

"The real property described below is dedicated in fee for

public purposes: (here insert a description of the dedicated property that is adequate to convey the property)."

(c) If the dedication is required to be an easement, the

subdivider shall include the following language in the dedication clause on the final map or any separate instrument:

"The real property described below is dedicated as an

easement for public purposes: (here insert a description of the easement that is adequate to convey the dedicated property)."

(2) The following circumstances are excepted from the statement requirement:

(1)(a) A lien for state, county, municipal, or local taxes or special

assessments, a trust interest under bond indentures, or mechanics’ liens do not constitute a record title interest in land for the purpose of this Chapter.

(2)(b) The signature of either the holder of beneficial interests

under trust deeds or the trustee under the trust deeds, but not both, may be omitted. The signature of either shall constitute a full and complete subordination of the lien of the deed of trust to the map and any interest created by the map.

(3)(c) Under certain circumstances, as described in Section

66436(a)(3) and (4) of the Map Act, signatures of parties owning other types of interests may be omitted if their names and the nature of their respective interests are stated on the map.

b. Engineer’s (Surveyor’s) Statement AThe following statement by the engineer or surveyor responsible for the

survey and final map or parcel map shall appear on the map.: The statement shall give the date of the survey, state that the survey and final map were made by him or her or under his or her direction, and that the

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survey is true and complete as shown. The statement shall also state that all the monuments are of the character and occupy the positions indicated, or that they will be set in those positions on or before a specified later date. The statement shall also state that the monuments are, or will be, sufficient to enable the survey to be retraced.

“This map was prepared by me or under my direction and is based upon a

field survey in conformance with the requirements of the Subdivision Map Act and local ordinance at the request of (name of person authorizing map) on (date). I hereby state that all the monuments are of the character and occupy the positions indicated or that they will be set in those positions before (date), and that the monuments are, or will be, sufficient to enable the survey to be retraced, and that this final map substantially conforms to the conditionally approved tentative map.

(Signed) ___________________ (Date Signed) _________________ R.C.E. (or L.S.) No. _________________________ (Seal) Recorder's certificate or statement. Filed this ___ day of ____, 20__, at ____m. in Book ____ of ____, at page ____, at the request of ________. Signed _________________________ County Recorder” c. County Surveyor’s Statement A statement by the County Surveyor. The County Surveyor shall sign,

date, and, below or immediately adjacent to the signature, indicate place his or her registration or license number with expiration date and the stamp of his or her seal, state indicating that:

(1) He or she has examined the map;

(2) The subdivision as shown is substantially the same as it appeared on the tentative map, and any approved alterations thereof;

(3) All provisions of the Map Act and the County Subdivision

Regulations applicable at the time of approval of the tentative map have been complied with; and

(4) He or she is satisfied that the map is technically correct.

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d. Statement of Soils and Geologic Report When a soils report, a geotechnical report, or both have been prepared

specifically for the subdivision, this must be noted on the final or parcel map, together with the date of preparation of such report(s), the name of the engineer who prepared the soils report, the name of the geologist who prepared the geotechnical report and the location where the reports are on file.

e. Statement of the Clerk of the Board of Supervisors For final maps and for parcel maps involving dedication(s) to the public, a

statement for execution by the Clerk of the Board of Supervisors stating the date on which the Board of Supervisors approved the map and stating that the Board of Supervisors accepted, accepted subject to improvement or rejected on behalf of the public, any real property offered for dedication for public use in conformity with the terms of the offer of dedication.

f. County Recorder’s Statement If the County Recorder accepts the final map or parcel map for filing, such

acceptance shall be certified on the face thereof. The map shall become a part of the official records of the County Recorder upon its acceptance by the County Recorder for filing.

6. Additional Information

a. The County may require additional information to be filed or recorded

simultaneously with a final map or parcel map. The additional information may be in the form of a separate document or an additional map sheet which must indicate its relationship to the final or parcel map, and must contain a statement that the additional information is for informational purposes, describing conditions as of the date of filing, and is not intended to affect record title interest. The document or additional map sheet may also contain a notation that the additional information is derived from public records or reports, and does not imply the correctness or sufficiency of those records or reports by the preparer of the document or additional map sheet.

b. Additional survey and map information may include, but need not be

limited to: building setback lines, flood hazard zones, seismic lines and setbacks, septic drainfield and expansion area, geologic mapping, and archaeological sites.

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SECTION 7015. ACCOMPANYING DATA AND REPORTS When the subdivider submits the final or parcel map to the Director of Public Works for checking, it must be accompanied by the following data, plans, reports and documents in a form acceptable to the County: 1. Improvement Plans Improvement plans, along with supplementary calculations and estimates as

required in Chapter 93 of the Subdivision Regulations. 2. Improvement Agreements and Security Improvement agreements and security as required in Chapter 93 of the

Subdivision Regulations. 3. Geotechnical/Soils Report A soils report prepared in accordance with San Mateo County Minimum

Standards for Geotechnical Reports if one has been prepared for the subdivision pursuant to Section 7011.1i(1) 7010.2.b.(2).

4. Title Guarantee A title guarantee by a title company doing business in the County, showing the

names of all persons whose consent is necessary to file the final or parcel map and for any dedication to public use, and their respective interest in the property, certified for the benefit and protection of the County that the persons named are all of the persons necessary to give clear title to the streets and other easements to be offered for dedication.

5. Deeds for Off-Site Easements or Rights-of-Way Deeds for off-site easements or rights-of-way required for roads, drainage,

sanitary sewers, water supply, or other public purposes, which have not been dedicated on the final or parcel map. Written evidence acceptable to the County must be presented in the form of rights-of-entry or permanent easements across private property outside of the subdivision permitting or granting access to perform necessary construction work and permitting the maintenance of the proposed facilities.

6. Traverse Closures Computer traverse closures showing the mathematical closure, within the

allowable limits of error set forth in Section 7014.1.e, of the exterior boundaries of

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the property in all cases where such boundaries are irregular, and of the exterior boundaries of all irregular blocks and parcels.

7. Organizational Documents A copy of all proposed covenants, conditions and restrictions, and all other

organizational documents for the subdivision in a form as prescribed by the Civil Code of the State of California. All such documents must be reviewed and approved by County Counsel.

8. Certificates Relative to Tax and Assessment Liens

a. Prior to the filing of a final map or parcel map, the subdivider shall file with the County Recorder a joint certification from the County Tax Collector and County Controller stating that all taxes due have been paid and that there are no liens against the subdivision or any part of it for unpaid State, County, municipal or local taxes or special assessments collected as taxes.

b. Whenever any part of the subdivision is subject to a lien for taxes or

special assessments which are not yet payable, the final map or parcel map shall not be recorded until the subdivider or owner files with the Clerk of the Board all certificates and security required under Section 66493 of the Map Act.

9. Indemnity/Hold Harmless Agreement

a. The subdivider must submit an indemnity/hold harmless agreement containing the following provisions:

(1) “Subdivider will defend, indemnify, and hold harmless the County,

its agents, officers, and employees from any claim, action, or proceeding against the County or its agents, officers, or employees to attack, set aside, void, or annul the approval of the subdivision by the County.”

(2) “The County will promptly notify the subdivider of any claim, action,

or proceeding and will cooperate fully in the defense of such claim, action or proceeding.”

(3) “Nothing contained in this agreement prohibits the County from participating in the defense of any claim, action, or proceeding, if the County bears its own attorney’s fees and costs and defends the action in good faith.”

b. The subdivider will not be required to pay or perform any settlement

unless the settlement is approved by the subdivider.

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SECTION 7016. PROCEDURE FOR REVIEW AND APPROVAL OF FINAL MAPS AND PARCEL MAPS 1. Submittal of Final Maps and Parcel Maps to Director of Public Works Prior to the expiration of the tentative map or tentative parcel map approval or

extension pursuant to Section 7013.5, the subdivider or owner must prepare a final map or parcel map of the form and content specified in Section 7014 for submittal to the Director of Public Works. In addition to the original tracing of the map, the following must also be submitted:

a. A blue line cloth copy of the final map or parcel map. b. The accompanying data and reports specified in Section 7015. c. Any deposits and fees to cover the checking of the final map or parcel

map as may be required by the Director of Public Works. 2. Review and Approval by the Director of Public Works

a. The Director of Public Works will examine the final map or parcel map to determine the following:

(1) If the subdivision as shown is substantially the same as it appeared

on the approved tentative map or tentative parcel map. If there is any discrepancy between the approved tentative map or tentative parcel map, and the final or parcel map, the determination of substantial compliance shall be made by the Advisory Agency.

(2) If all conditions of the tentative approval have been completed, or if

incomplete, are matters which have been included in an improvement agreement with the County;

(3) If the map complies with the Map Act, all provisions of the

Subdivision Regulations and all other provisions of law applicable at the time of approval of the tentative map or tentative parcel map; and

(4) If the map is technically correct and complete, including all

signatures required to execute the statements on the map. b. Upon the Director of Public Works’ determination that all requirements

listed in Sections 7016.2.(1) tothrough (4), above, have been satisfied, he/she will sign the County Surveyor’s Statement on the original tracing of the final map or parcel map.

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c. The Director of Public Works or his appointed representative shall

complete the review of the final map or parcel map within twenty (20) days from the time the map is submitted by the subdivider for approval.

d. Where a conflict exists between the documents associated with the

approval of a tentative subdivision map, the order of controlling precedence shall be: (1) The specific conditions of the resolution of approval as

approved by the Advisory Agency. (2) The tentative map as approved by the Advisory Agency.

3. Transmittal of Certain Maps to the Clerk of the Board for Consideration by the

Board of Supervisors

a. Upon approval by the Director of Public Works, the following maps shall be sent to the Clerk of the Board for further consideration by the Board of Supervisors:

(1) All final maps; and (2) All parcel maps involving dedications to the public. Parcel maps that do not involve any dedication to the public need not be

sent to the Board of Supervisors for further consideration and may be transmitted by the Director of Public Works directly to the County Recorder in accordance with Section 7017.

b. When transmitting the maps described in Section 7016.3.(1) and (2),

above, to the Clerk of the Board, the Director of Public Works shall send the original tracing of the map, along with the blue line cloth print of the map, and the accompanying data and reports specified in Section 7015.

4. Review and Approval of Final Maps and Certain Parcel Maps by Board of

Supervisors a. The Board of Supervisors shall review all final maps and certain parcel

maps as specified in Section 7016.3.a., above. The Board will, at its next available regular meeting after the filing of the final or parcel map with the Clerk of the Board, take action on the map. If the Board makes the following findings, then the final or parcel map will be approved:

(1) That the final map or parcel map substantially complies with the

approved tentative map or tentative parcel map, respectively;

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(2) That all conditions of the tentative approval have been completed; (3) That the final map or parcel map meets the requirements of the

Map Act, the Subdivision Regulations and all other local regulations applicable at the time of approval of the tentative parcel map.

b. At the time of approval, the Board shall accept, accept subject to

improvement, or reject any offers of dedication, as prescribed in Chapter 84 of the Subdivision Regulations.

c. If for any reason the Board is unable to make the findings in Section

7016.4.a.(1) through (3), above, the Board of Supervisors will disapprove the final map or parcel map. At that time, the rejected map will be returned to subdivider or owner by the Clerk of the Board, with a written statement indicating the reasons for disapproval.

d. If the final or parcel map is approved by the Board, the Clerk of the Board

of Supervisors will execute the Clerk of the Board’s certificate on the title sheet of the map as specified in Section 7014.5.f.

e. The County shall not postpone or refuse approval of a final map because

the subdivider has failed to meet a tentative map condition requiring the subdivider to construct or install offsite improvements on land in which neither the subdivider nor the County has sufficient title or interest, including an easement or license, at the time the final map is filed, to permit the improvements to be made.

(1) In such cases, unless the County requires the subdivider to enter

into an agreement to complete the improvements at such time that the County acquires an interest in the land that will permit the improvements to be made, the County shall, within one hundred twenty (120) days of the filing of the final map, acquire by negotiation or commence proceedings pursuant to Title 7 (commencing with Section 1230.010) of Part 3 of the Code of Civil Procedure to acquire an interest in the land which will permit the improvements to be made, including proceedings for immediate possession of the property under Article 3 (commencing with Section 1255.410) of Chapter 6 of that title.

(2) If the County has not required the subdivider to enter into an

agreement as specified in Section 7016.4.e.(1) above and if the County fails to meet the one hundred twenty (120) day time limitation, the condition for construction of offsite improvements shall be conclusively deemed to be waived. The waiver shall occur

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whether or not the County has postponed or refused approval of the final map.

(3) Prior to approval of the final map the County may require the

subdivider to enter into an agreement to complete the improvements pursuant to Section 66462 of the Map Act at such time as the County acquires an interest in the land that will permit the improvements to be made.

(4) The County may require a subdivider to pay the cost of acquiring

off-site real property interests required in connection with a subdivision.

(5) "Offsite improvements”, as used in this section, does not include

improvements that are necessary to assure replacement or construction of housing for persons and families of low or moderate income, as defined in Section 50093 of the Health and Safety Code.

SECTION 7017. PROCEDURE FOR FILING OF FINAL MAPS AND PARCEL MAPS WITH THE COUNTY RECORDER 1. Requirements for Transmittal to County Recorder a. Upon approval of the final map or parcel map by the Board of Supervisors,

the Clerk of the Board will send the map and all accompanying documents to the County Recorder. Parcel maps not requiring approval by the Board shall be transmitted to the County Recorder by the Director of Public Works.

b. Whenever covenants, conditions and restrictions (CC&Rs), deeds,

deferred improvement agreements or other separate documents affecting title and relating to the final map or parcel map are to be recorded, all of these documents must be executed, acknowledged and delivered to the County Recorder together with the map and any applicable recording fees.

c. The subdivider shall present to the County Recorder evidence that, at the

time of the filing of the final or parcel map in the Office of the County Recorder, the parties consenting to such filing are all of the parties having a record title interest in the real property being subdivided whose signatures are required by the Subdivision Regulations, as shown by the records in the Office of the County Recorder, otherwise the map shall not be filed.

d. Whenever any part of the subdivision is subject to a lien for taxes, or

special assessments collected as taxes which are not yet payable, the

2.46

Clerk of the Board of Supervisors will not forward the final map or parcel map to the County Recorder until the owner or subdivider correctly files and deposits with the Clerk of the Board all certificates and security as required under Section 66493 of the Map Act.

2. Action by County Recorder a. Within ten (10) days of receiving the final map or parcel map, the County

Recorder will examine it and either accept or reject it for filing.

(1) If the County Recorder accepts the map for filing, this will be indicated on the face of the map. The map will then be securely fastened in a book of subdivision maps or parcel maps, or in some other way that will assure that the maps will be kept together. Whenever separate documents are to be recorded concurrently with the parcel map, the County Recorder will complete the cross-referencing of such documents. The map will become a part of the official records of the County Recorder upon its acceptance for filing and when recorded shall automatically and finally establish the validity of the map.

(2) If the County Recorder rejects a final map or parcel map for filing,

notice shall be sent to the subdivider and the Director of Public Works within ten (10) days, stating the reasons for the rejection and that the map is being returned to the Clerk of the Board for action by the Board of Supervisors. Upon receiving the map, the Clerk will place the map on the agenda of the next regular meeting of the Board at which time the Board will rescind its approval and return the map to the subdivider, unless the subdivider presents evidence that the basis for the rejection by the County Recorder has been removed. The subdivider may consent to a continuance of the matter; however, the prior approval of the Board will be deemed rescinded during any period of continuance. If corrections are made and the map is returned to the County Recorder, the County Recorder will have a new ten (10) day period to examine the map and either accept or reject it for filing.

b. The fee for filing and indexing final or parcel maps will be as prescribed in

Section 27372 of the Government Code.

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SECTION 7018. CORRECTION AND AMENDMENT OF FINAL MAPS AND PARCEL MAPS 1. Amendments Permitted a. After a final map or parcel map is filed for record in the Office of the

County Recorder, it may be amended by a certificate of correction or an amending map, for any of the following reasons:

(1) To correct an error in any course or distance shown on the map; (2) To show any course or distance that was omitted from the map; (3) To correct an error in the description of the real property shown on

the map; (4) To indicate monuments set after the death, disability, or retirement

from practice of the engineer or surveyor charged with the responsibility for setting monuments; or

(5) To show the proper location or character of any monument which

has been changed in location or character, or which was originally shown at the wrong location or incorrectly as to its character.;

(6) To correct any other type of map error or omission as approved by

the Director of Public Works, which does not affect any property right. Such errors and omissions may include, but are not limited to, parcel lot numbers, acreage, street names, and identification of adjacent record maps.; or

(7) To make modifications when there are changes in circumstances

which make any or all of the conditions of the map no longer appropriate or necessary and the modifications do not impose any additional burden on the present fee owners of the real property and do not alter any right, title or interest in the real property reflected on the recorded map.

b. As used in this section, “error” does not include changes in courses or

distances from which an error is not ascertainable from the data shown on the final map or parcel map.

2. Form and Contents of Amending Map or Certificate of Correction The amending map or certificate of correction must be prepared and signed by a

registered civil engineer or licensed land surveyor. An amending map must conform to the requirements of Section 7014. The amending map or certificate

2.48

of correction must show in detail the corrections made and the names of the present fee owners of the property affected by the corrections.

3. Submittal and Approval of Amending Map or Certificate of Correction

a. Where the certificate of correction or amendment of the final map or parcel map is filed for any of the reasons listed in (1) through (6) of Section 7018.1.a., the amending map or certificate of correction must be submitted to the Director of Public Works for review and approval. The Director of Public Works will examine the amending map or certificate of correction and if the only changes made are those described in (1) through (6) of Section 7018.1.a. above, the Director of Public Works will certify to this fact on the amending map or certificate of correction. (1) The Director of Public Works shall have twenty (20) working days in

which to examine the certificate of correction, endorse a statement on it of his or her examination and certification, and present it to the county recorder for recordation.

(2) In the event the Director of Public Works finds the submitted

certificate of correction noncompliant with respect to Section 7018.1a., he/she shall return it within the same twenty (20) working days to the person who presented it, together with a written statement of the changes necessary to make it conform to the requirements of Section 7018.1.a. The licensed land surveyor or registered civil engineer submitting the certificate of correction may then make the necessary changes and resubmit the certificate of correction for approval. The Director of Public Works shall have ten (10) working days after resubmission and approval of the certificate of correction to present it to the county recorder for recordation.

b. Where the certificate of correction or amendment of the final map or parcel

map is filed for the reason described in Section 7018.1a(7), the amending map or certificate of correction must be submitted for review and approval to the Advisory Agency that originally approved the tentative map or tentative parcel map. A public hearing will be held on the proposed modification, with notice to be given in the manner prescribed in Section 7013.2. The hearing will be confined to consideration of and action on the proposed modification. The modification will not be approved if the findings set forth in Section 7013.3b cannot be made.

4. Filing an Amending Map or Certificate of Correction with the County Recorder The amending map or certificate of correction, certified and approved in

accordance with Section 7018.3., above, shall be filed for record in the Office of the County Recorder. At that time, the original map will be deemed to have been

2.49

conclusively corrected and will impart constructive notice of all such corrections in the same manner as though set forth upon the original map. Upon recordation of a certificate of correction, the County Recorder will transmit, within sixty (60) days of recording, a certified copy to the Director of Public Works who shall maintain an index of recorded certificates of correction.

5. Fees and Costs for Processing Amending Map A fee for the checking, processing, indexing and recording of an amending map

or certificate of correction, in such amount as established from time-to-time by resolution of the Board of Supervisors, may be required at the time the map or certificate is submitted for checking.

3.1

CHAPTER 3

DESIGN AND IMPROVEMENT REQUIREMENTS ARTICLE 1 - GENERAL PROVISIONS SECTION 7019. PURPOSE AND CONTENT OF CHAPTER ARTICLE 2 - SUBDIVISION DESIGN AND LAYOUT SECTION 7020. STANDARD SUBDIVISION DESIGN

REQUIREMENTS SECTION 7021. DESIGN REQUIREMENTS FOR SPECIAL

AREAS ARTICLE 3 - ROADS AND STREETS SECTION 7022. STANDARD REQUIREMENTS FOR ROAD

AND STREET DESIGN AND IMPROVEMENT SECTION 7023. ADDITIONAL ROAD DESIGN

REQUIREMENTS ARTICLE 4 - WATER SUPPLY SECTION 7024. STANDARDS REQUIREMENTS FOR WATER

SUPPLY ARTICLE 5 - FIRE PROTECTION SECTION 7025. REQUIREMENTS FOR IMPROVEMENTS

RELATED TO FIRE PROTECTION ARTICLE 6 - STORM DRAINAGE SECTION 7026. REQUIREMENTS FOR IMPROVEMENTS

RELATED TO STORM DRAINAGE ARTICLE 7 - SEWAGE DISPOSAL SECTION 7027. REQUIREMENTS FOR SEWAGE DISPOSAL ARTICLE 8 - UTILITIES

3.2

SECTION 7028. REQUIREMENTS FOR UTILITIES ARTICLE 9 - SURVEY MONUMENTS SECTION 7029. STANDARD REQUIREMENTS FOR SETTING

SURVEY MONUMENTS ARTICLE 10 - OTHER IMPROVEMENTS SECTION 7030. OTHER IMPROVEMENTS ARTICLE 11 - IMPROVEMENT PLANS SECTION 7031. IMPROVEMENT PLANS SECTION 7032. REVISIONS TO IMPROVEMENT PLANS SECTION 7033. IMPROVEMENT AGREEMENTS ARTICLE 12 - IMPROVEMENT CONSTRUCTION, INSPECTION, AND

ACCEPTANCE SECTION 7034. IMPROVEMENT CONSTRUCTION SECTION 7035. INSPECTIONS SECTION 7036. COMPLETION AND ACCEPTANCE OF

MPROVEMENTS

3.3

ARTICLE 1. GENERAL PROVISIONS SECTION 7019. PURPOSE AND CONTENT OF CHAPTER 1. Purpose and Content This Chapter is intended to promote the public health, safety and welfare by

regulating the design and improvement of subdivisions. The requirements and standards contained in this Chapter are intended to encourage orderly subdivision and development which is consistent with the General Plan and adopted area plans, sensitive to the surrounding environment, and properly supported by essential facilities and improvements.

2. General Requirements a. In determining the design and improvement requirements for each

particular subdivision, the County will consider the following:

(1) That the type and level of improvement required should be such that the proposed subdivision and associated development will be well integrated into the surrounding natural and built environments;

(2) That the type and level of improvement required should be

consistent with any area plan adopted by the County which contains specific policies and standards regarding services and improvements for new subdivisions; and

(3) That in order to minimize energy consumption and discourage

urban sprawl, urban level services should be limited to urban areas, rural service centers and rural residential subdivisions, as designated by the County General Plan and further specified in this Chapter.

b. Subdivisions must be designed and improvements installed by the

subdivider in accordance with the standards set forth in this Chapter. The cost of the design and improvement work will be solely the responsibility of the subdivider or owner unless otherwise specifically provided in this Chapter. Procedures to ensure that the design and improvement requirements are correctly implemented are also established in this Chapter so that the proposed subdivision and subsequent development does not become an undue burden on the surrounding community and the County.

ARTICLE 2. SUBDIVISION DESIGN AND LAYOUT SECTION 7020. STANDARD SUBDIVISION DESIGN REQUIREMENTS 1. Subdivision Design Parameters

3.4

To the maximum extent feasible, subdivisions should be designed to: a. preserve the natural topographic features of the site; b. minimize the removal of vegetation, including significant and heritage

trees; c. protect both surface and groundwater resources from unnecessary

alteration, depletion or degradation; d. minimize adverse effects of shadow, noise, odor, traffic, drainage and

utilities on neighboring properties; e. direct development away from areas subject to geotechnical, fire or flood

hazards as designated in County General Plan Policies 15.9, 15.10, and 15.11; and

f. direct development away from sensitive habitats as defined in Section

7288.2(d)7008.83. 2. Design of Parcels; Exceptions Proposed Lots Lots shall meet the following design criteria, except as may be otherwise

allowed by the Advisory Agency. a. Suitability All parcels lots shall be designed to be suitable for the purpose for which

they are intended and consistent with the purpose of the zoning district in which they are located.

b. Size Minimum parcel lot sizes shall conform to the standards established by

the County Zoning Regulations, but in no case shall be less than five thousand (5,000) sq. ft. square feet. Excepted from this requirement are single-family attached residential and planned unit development for which there is no minimum lot size.

c. Dimensions The minimum width of each parcel lot shall conform to the requirements of

the Zoning Regulations, but in no case shall be less than fifty (50) feet, exclusive of rights-of-way or easements for road purposes. The minimum depth shall be as necessary to provide the minimum parcel lot size for the zoning district, but in no case shall be less than one hundred (100) feet, nor greater than three times the width, exclusive of rights-of-way or easements necessary for road purposes.

3.5

d. Frontage Each parcel lot shall have minimum frontage on a street as required by

the Zoning Regulations, but in no case shall it be less than twenty (20) feet.

In the case of a corner parcel lot or a double frontage lot, if only one

property line of a corner parcel abutting a street frontage can be designated as the frontage of the lot without creating a non-conforming parcel lot with respect to frontage, lot width and depth, then that property line shall be deemed the frontage lot line.; Iif more thatn one property line frontage of a corner parcel abutting a street can be designated as the frontage of the lot without creating a non-conforming parcel, then any one of such property lines may be deemed selected as the frontage of such lot, provided only one front lot line is designated per lot. In determining whether a parcel lot is non-conforming with regard to width and depth, the parcel lot width and depth shall not include any access easements.

e. Side Parcel Lot Lines As far as is practical, the side lines of all parcels lots should run shall be

at right angles to the centerline of the street upon which the parcel lot faces, or radial if the street is curved.

f. Access Each parcel lot created by the subdivision must have adequate routine

and emergency access as prescribed in Section 7022. g. Division of Parcels Lots No parcel lot shall be created so as to become divided by any existing

county, city, school or any other taxing district boundary line. h. Corner Parcels Lots The width of cCorner parcels lots shall comply with the design

requirements of the zoning district in which the property is located, but in no case shall be increased in width to not less than sixty (60) feet.

i. Flag Parcels Lots Flag parcels lots may be permitted if the parcel size conforms to the

requirements of the applicable zoning district excluding any area within the access corridor, and the access corridor has a minimum width of 20 feet per parcel. However, if all of the following conditions are met, the area of the access corridor of a flag parcel may be included in the calculation of minimum parcel size shall meet the following criteria:

3.6

(1) The subject property is within a single family residential zoning

district;

(21) The creation of a the flag parcel lot is not prohibited by provisions of the applicable zoning or combining district, or and is otherwise inconsistent with applicable General Plan or and specific plan policies;

(32) The proposed subdivision does not create more than two parcels

flag lot conforms to all requirements of the applicable zoning district, except requirements relating to lot frontage;

(43) The subject access corridor is in fee ownership with the parcel it

accesses flag portion of the flag lot is not less than five thousand (5,000) square feet;

(4) The access corridor is in fee ownership with the lot it

accesses; (5) The access area corridor is not considered utilized in the

calculation of minimum parcel lot width, or minimum and maximum parcel lot depth, or minimum lot area;

(6) The building area of the flag parcel is not less than 5,000 sq. ft. in

size Any portion of the lot that does not meet minimum width requirements shall not contribute area toward minimum lot size; and

(7) With respect to development on the flag parcel:

(a) The access area corridor of a flag parcel is not necessary to satisfy parcel coverage, percent natural, or other similar requirements has a minimum width along its entire length of twenty (20) feet;

(b) All setbacks for buildings or structures are measured from

the perimeter of the building area.

j. Double Frontage Parcels Lots Parcels Lots other than corner parcels lots having double frontage and

with depths of less than two hundred (200) feet shall not be approved, except where essential to provide separation of residential development from major streets or highways, or where required by unusual or excessive topographic conditions.

k. Exceptions to Parcel Design Requirements

3.7

Exceptions to parcel design requirements may be granted, pursuant to Chapter 5, when:

(1) The parcels are located on or adjacent to steep hillsides, rivers or

creeks; (2) The parcels are to be used for commercial or industrial purposes;

or (3) The proposed development consists of clustered housing,

townhomes, condominiums, or combinations thereof.

Exceptions to parcel depth requirements may be granted, pursuant to Chapter 5, when the site being subdivided is a corner lot as defined by Section 6102.55 of the Zoning Regulations (i.e., a lot not greater than one hundred (100) feet in width and located at the junction of two (2) or more intersecting streets), is located outside of the Coastal Zone, and is outside of areas designated on the California Department of Forestry and Fire Protection’s Fire Severity Zone Maps as Very High Risk, High Risk, and Medium Risk within State Responsibility Areas and Very High Risk within Local Responsibility Areas.

3. Energy Conservation a. Natural Heating or Cooling Opportunities

(1) The design of subdivisions shall provide, to the extent feasible, for future passive or natural heating or cooling opportunities. Specifically, subdivisions should be consistent with the County Guidelines for Passive Solar Design and Solar Access Protection, including, but not limited to, the following provisions:

(a) Design street layout to maximize the number of buildings

which can be oriented with south wall and roof areas facing within 22.5 degrees of true south;

(b) Design parcel lot configuration and the pattern of parcel lot

layout to maximize unobstructed solar access and orientation of parcels lots within 22.5 degrees of true south, where consistent with other development criteria;

(c) Provide for the location of buildings and accessory structures

to maximize solar access and orientation for solar heating. Where consistent with optimum orientation for heating, building orientation should also take advantage of natural cooling;

3.8

(d) Locate landscaping to protect winter solar access, shield heated buildings from winter winds, and to provide shading from unwanted summer sun.

(2) Where neither parcel lot size, parcel lot configuration, nor

applicable zoning is sufficient to reasonably protect solar access to parcels lots in a new subdivision, the Planning Community Development Director may recommend the dedication of solar access easements.

(3) For the purposes of this section, “feasible” means capable of being

accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social and technological factors. It is not intended that compliance with the County Guidelines for Passive Solar Design and Solar Access Protection result in reduced densities or buildable parcel lot area, or cause the removal of vegetation beyond that which might otherwise have occurred.

b. Factors Affecting Energy Conservation In providing for future passive or natural heating or cooling opportunities in

the design of a subdivision, consideration should be given to local vegetation and climate, topography, the configuration of the parcel lot to be divided, the size and configuration of proposed parcels lots and other design and improvement requirements of this Chapter. Fulfillment of this requirement will not result in a reduction of allowable densities or the percentage of a parcel lot which may be occupied by a building or structure under applicable planning and zoning regulations in force at the time the tentative map or tentative parcel map is filed.

SECTION 7021. DESIGN REQUIREMENTS FOR SPECIAL AREAS 1. Areas Containing Ridgelines and Skylines a. Open Ridgelines and Skylines Subdivision parcels lots should be located and designed to avoid placing

building sites and structures on open ridgelines and skylines when seen as part of a public view. Building sites shall only be allowed on open ridgelines and skylines when no alternative building site exists.

b. Forested Ridgelines and Skylines Subdivision parcels lots should be located and designed to avoid placing

building sites and structures on forested ridgelines and skylines when seen as part of a public view. Building sites and structures may be allowed on forested ridgelines when they blend with the existing silhouette

3.9

and do not necessitate the removal of tree masses which would cause a break or gap in the ridgeline silhouette.

c. Definitions For the purposes of this subsection, the following definitions apply: (1) Public View A range of vision from a public road or other public facility. (2) Ridgelines The tops of hills or hillocks normally viewed against a background

of other hills. (3) Skylines The line where sky and land masses meet. 2. Hazard Areas a. Special Flood Hazard Areas and Coastal High Hazard Areas Parcels Lots in subdivisions in areas of special flood hazards or coastal

high hazard areas, as defined in Chapter 35.5, Sections 6822.2 and 6822.46 of the County Zoning Ordinance, must be designed so as to minimize the exposure of present or future occupants, private property, public improvements, utility systems and facilities to flood damage and erosion. Any building site created as a result of a subdivision in these areas must be located above the base flood elevation, as identified on the applicable Flood Insurance Rate Map (FIRM) and landward of the mean high tide line projected flood areas based upon the best available science-based projection of sea level rise corresponding to the life of the project.

b. Geologic Hazard District Prior to approval of any subdivision in the Geologic Hazard Overlay

District, and pursuant to Chapter 19.5 of the County Zoning Ordinance, a geotechnical report must be prepared by a certified engineering geologist under the direction of the County Geologist. Based on the conclusions and recommendations of the report, subdivision and development will be allowed only if it can be demonstrated that there is reasonable stability and that risk to life and property can be minimized through suitable mitigation measures including the design of parcels lots so that homes are sited away from active faults.

ARTICLE 3. ROADS AND STREETS

3.10

SECTION 7022. STANDARD REQUIREMENTS FOR ROAD AND STREET DESIGN AND IMPROVEMENT 1. Standard Requirements for Road and Street Design and Improvement All parcels lots created by a subdivision must have adequate routine and

emergency access. The subdivider will be required to design and improve all roads, streets and alleys that are part of the subdivision in accordance with Table 3.1. in a manner that achieves General Plan goals to avoid or minimize environmental impacts from road construction, such as tree removal or landform alteration, to serve lots created by subdividing. Roads shall be the minimum width necessary to meet the health and safety requirements of the Public Works, Fire, and other County departments. Required improvements and rights-of-way shall be as specified in Table 3.2. In addition, road improvements shall be designed and built to the standard specifications contained in either the “San Mateo County Standard Drawings for Public Improvements” or other roadway standards adopted by the Public Works Department.

2. Exceptions and Special Requirements a. Exception for Topography/Special Physical Conditions Pursuant to Chapter 5, exceptions to street design and improvement

requirements may be granted where the Advisory Agency finds that topography or other special physical conditions justify the modification of design standards. Where variations from the standards are allowed, they should be consistent with the County Creative Road Design Guide.

b. Special Requirements in the Skyline Area For subdivisions located in the Skyline area, road design and

improvements must be in accordance with Part 5, Division VI of the County Ordinance Code, “Consolidated Road Improvement Requirements for Public and Private Roads in the Skyline Area.”

cb. Special Requirements to Ensure Area Plan Compliance In other subareas of the County for which an area plan has been adopted

containing policies and standards for road design and improvements, roads within a subdivision must conform to such policies and standards.

TABLE 3.1

URBAN STREETS

CLASSIFICATION CURB-TO- CURBS, GUTTERS, R-O-W EASEMENT

3.11

CURB SIDEWALKS WIDTH

PUBLIC Residential One-Way Loop 1820’ Curbs, gutters--both sides

Sidewalk--one side 40' --

Residential Cul-De-Sac 32' Curbs, gutters, sidewalks--

both sides 50' --

Residential Minor 36' Curbs, gutters, sidewalks--

both sides 50' --

Residential Collector or Minor Commercial

40' Curbs, gutters, sidewalks--both sides

60' --

Major Commercial, Industrial or Arterial

64' Curbs, gutters, sidewalks--both sides

80' --

PRIVATE Private 1620’ A.C. berms where needed

to control storm runoff -- --

RURAL ROADS

CLASSIFICATION

CURB-TO-CURB ROADWAY WIDTH

BERMS, PATHS OR SHOULDERS R-O-W

EASEMENT WIDTH

PUBLIC One-Way Loop 1520' Berms and one path 40' -- Cul-De-Sac or Minor (5 to 10 parcels each 20,000 sq. ft. to 5 acres)

20' Berms and one path 40' --

Cul-De-Sac or Minor (5 to 10 parcels each 5 to 40 acres)

20' 2' rocked shoulders 40' --

Cul-De-Sac or Minor (more than 10 parcels each 20,000 sq. ft. to 40 acres)

22' Berms and one path 50' --

3.12

Collector 28' Berms and one path 50' -- Major Collector (F.A.S. standard) 34' Surface width including

two 5' paved shoulders 50' --

PRIVATE

Private (serves 2 through 4 parcels)

1620’ 1' graded shoulders--each side

-- 20'

Private (serves 4 through 10 parcels)

1620’ 2' rocked shoulders--each side with turnouts

-- 50'

Private (with parcels 40 acres or larger)

1620’ 2' rocked shoulders--each side with turnouts

-- 50'

Private Access Within 500' of Public Road

1620’ 1' graded shoulders on each side

-- 50'

Private Access More Than 500' from Public Road

1620’ 2' rocked shoulders on each side turnouts

-- 50'

TABLE 3.2

ROAD IMPROVEMENT REQUIREMENTS AS A CONDITION

OF SUBDIVISION APPROVAL

URBAN AREA

Private Road Property Adjacent To

Public Road State Highway

Safe and Adequate Paved Access On-Site Improvement On-Site Improvement

Ordinance No. 3265 Generally No One-Half Street Improvements

Generally No One-Half Street Improvements

Dedication of Right-of-Way if Necessary

Dedication of Right-of-Way if Necessary

SKYLINE

Private Road Property Adjacent To

Public Road State Highway

Safe and Adequate Unpaved Access to and Through Subdivision

On-Site Improvement On-Site Improvement

Generally No One-Half Street Improvements

Generally No One-Half Street Improvements

3.13

Dedication of Right-of-Way if Necessary

Dedication of Right-of-Way if Necessary

ALL OTHER RURAL AREAS

Private Road Property Adjacent To

Public Road State Highway

Safe and Adequate Unpaved Access to and Through Subdivision

On-Site Improvement On-Site Improvement

Generally No One-Half Street Improvements

Generally No One-Half Street Improvements

Dedication of Right-of-Way if Necessary

Dedication of Right-of-Way if Necessary

One-half street improvements may be required for subdivisions adjacent to public streets where the street is substantially improved.

dc. Special Requirements for Scenic Roads For subdivisions within designated State and County scenic roads and

corridors, additional design and improvement requirements may be applied to ensure that new development is sensitive to the visual qualities and character of the scenic corridor, in accordance with General Plan Policies 4.39 to 4.68.

3. Public or Private Roads Required a. Adequate routine and emergency access must be provided by public or

private roads as required by the Director of Public Works in consultation with the Advisory Agency pursuant to Section 7025 et seq. In general, public roads will be required for major subdivisions, while private roads will be allowed for minor subdivisions.

b. When private roads are used to provide the required access, they must be

improved to the standards set forth in Table 3.1, and provision must be made for their permanent maintenance. To this end, the County may require as a condition of subdivision approval that a deed restriction be placed on each parcel lot requiring participation and financial contribution to a private maintenance association, which will be responsible for the long-term maintenance of road improvements within the subdivision. This deed restriction will be noted on the final map or parcel map when recorded.

SECTION 7023. ADDITIONAL ROAD DESIGN REQUIREMENTS 1. Alignment With Existing Roads

3.14

All new roads and streets will be required, where practicable, to be in alignment with existing roads and streets. In such cases, the centerlines of existing roads and streets should be continued, provided they conform to current standards.

2. Street Intersections a. Intersection Angle Streets will be required to intersect one another at an angle as near to a

right angle as is practicable in each case. Street intersections at angles less than thirty (30) degrees will not be allowed unless necessitated by topographic conditions and an exception is granted pursuant to Chapter 5.

b. Distance Between Intersections Streets entering upon opposite sides of another street must be directly

opposite each other, or otherwise offset at least two hundred fifty (250) feet apart. A street opening offset of less length may be allowed if it is the only economical or practical method of developing the property for the use for which it is zoned and an exception is granted pursuant to Chapter 5.

c. Block Corners at Street Intersections (1) At street intersections, the block corners in a residential zoning

district must be rounded at the property line by a radius of not less than fifteen (15) feet. In a commercial zoning district or on parcels lots adjacent to a secondary or major highway, block corners must be rounded at the property line by a radius of not less than twenty (20) feet or more to provide at least one hundred (100) feet diagonal sight distance between intersecting street centerlines.

(2) Where the curve radius of existing block corners at an intersection

is greater than twenty (20) feet, the curve radius of new block corners created by a subdivision must conform to the radius of existing corners at the same intersection.

3. Dead-End Streets and Adjoining Acreage Dead-end streets shall not be longer than six hundred (600) feet measured from

the centerline of the nearest intersecting street. Where the subdivision adjoins acreage, streets that may be extended in the event of the subdivision of the adjoining acreage may be required to be improved through the boundary lines of the tract. Additional access easements or alternative ingress/egress routes may be required.

4. Cul-De-Sac Streets

3.15

Cul-de-sac streets shall not exceed six hundred (600) feet in length and must have a vehicle turning area at the end with a minimum diameter of seventy-five (75) feet, unless on-street parking is prohibited. A cul-de-sac of greater length may be permitted if it is the only feasible method for developing the property for the use for which it is zoned, and an exception is granted pursuant to Chapter 5. Where an exception is granted, alternative ingress/egress routes approved by the appropriate fire authority will be required, unless specifically waived by the Advisory Agency.

5. Street Grades and Curve Radii Grades must not exceed ten (10) percent on major residential streets, or fifteen

(15) percent on any street, unless the topography necessitates a steeper grade, and an exception is granted pursuant to Chapter 5. Centerline radii must be not less than five hundred (500) feet. Lesser radii may only be used in cases where in which sufficient evidence is presented to show that the above requirements are not practicable and an exception is granted pursuant to Chapter 5.

6. Alleys Alleys twenty (20) feet wide may be required in the rear of prospective

commercial property. Where two (2) alleys intersect, ten (10) foot corner cutoffs will be required.

7. Street Names and Signs a. Each street shown on a tentative map or tentative parcel map shall be

named in accordance with Table 3.3. Proposed streets that are in alignment with existing streets should be given the same name as the existing street. In order to avoid duplication, street names shall be subject to approval by the Advisory Agency.

TABLE 3.3

STREET NAME GUIDELINES

GENERAL DIRECTION

LONG OR CONTINUOUS THOROUGHFARES

SHORT OR DISCONTINUOUS THOROUGHFARES

North and South Streets Places

East and West Avenues Courts

Diagonal Roads Ways

Curving Drives Lanes

b. The subdivider shall equip all street intersections with signposts, street

name signs and traffic signs as required by the Director of Public Works.

3.16

Signs must conform to the standards and specifications established by the County or, in the case of State Highways, by the State.

ARTICLE 4. WATER SUPPLY SECTION 7024. STANDARD REQUIREMENTS FOR WATER SUPPLY 1. Standard Requirement for Adequate Water Supply Provision shall be made for an adequate and safe supply of water to all parcels

lots in the subdivision, and no tentative map or tentative parcel map shall be approved unless the Advisory Agency is assured that such safe and adequate water supply will be provided. The requirements for water supply for each subdivision shall be established by the Advisory Agency, upon the recommendation of the Planning Community Development Director. The Planning Community Development Director’s recommendation on the method of water supply required for each subdivision shall be based on the recommendation of the Environmental Health Division and the locational criteria set forth in Section 7024.3.

2. Methods of Water Supply Water shall be supplied to each parcel lot of the subdivision by one of the

following methods: a. Connection to a public or private utility water supply system, in which case

a letter from the public or private utility company shall be submitted to the Planning Community Development Director indicating its ability to serve the proposed subdivision. All improvements shall be installed in accordance with the standards of the existing public or private utility. If the property being subdivided is not currently within the service area of a public or private utility which maintains an existing water supply system, then the subdivider may be required to apply for annexation to or contract with the appropriate utility for service.

b. Establishment of a mutual or private water system subject to approval by

the Environmental Health Division. The creation of a new mutual or private water system will be allowed when the following can be demonstrated:

(1) The new water system will use, as a source of supply, vertical wells

or springs; (2) Water quality and quantity meet the standards of the Environmental

Health Division;

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(3) A permit from the Environmental Health Division is obtained to operate and maintain the newly created water system;

(4) Adequate financing for the new water system is available; (5) Improvements are installed in accordance with Department of

Public Works standards; and (6) Provision is made for (a) ongoing maintenance of the system, and

(b) the protection of all subscribers’ rights to use the system. To this end, the County may require as a condition of subdivision approval that a deed restriction be placed on each parcel lot requiring participation and financial contribution to a private maintenance association, which will be responsible for the long-term maintenance of the water supply system within the subdivision. This deed restriction will be noted on the final map or parcel map when recorded.

c. Service from individual wells, subject to the approval of the Environmental

Health Division. When water supply is provided by wells, the use of vertical wells or springs rather than surface water will be required to serve new development. Stream infiltration galleries and horizontal wells shall not qualify as adequate sources of domestic water supply to serve the proposed subdivision. Wells must be located an adequate distance away from streams and other watercourses to minimize impacts on downstream surface waters. Well permits must be obtained from the Environmental Health Division prior to recordation of the final map or parcel map.

3. Locational Criteria for Determining Water Supply Requirements for Subdivisions a. Urban Areas (1) Domestic water for subdivisions located in urban areas shall be

supplied by connection to an existing water supply system as set forth in Section 7024.2a; or

(2) If connection to an existing water supply system is determined by

the Planning Community Development Director to be infeasible, then he/she may recommend that the subdivider be required to form a mutual water company for the subdivision as specified in Section 7024.2b.

(3) In urban areas, domestic or individual wells shall be allowed to

serve as a water supply source as specified in Section 7024.2c, only when an exception to the requirements set forth in (1) and (2), above, is granted by the Advisory Agency pursuant to Chapter 5.

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The Planning Community Development Director will recommend that individual wells be used to supply water for subdivisions in urban areas only when he/she is satisfied that:

(a) Both connections to an existing water system and the

formation of a mutual water company are infeasible; (b) There is no threat to public health, safety or welfare

presented by the cumulative effects of well drilling in the area; and

(c) Water quality and quantity, and well placement will meet the

standards of the Environmental Health Division. b. Rural Areas (1) Rural Service Centers and Rural Residential Subdivisions Domestic water for subdivisions located in rural service centers and

rural residential subdivisions as designated by the General Plan shall be supplied, whenever possible, by connection to an existing water supply system as set forth in Section 7024.2a. If connection to an existing water supply system is determined by the Planning Community Development Director to be infeasible, then he/she may recommend, based on the number and size of parcels lots in the subdivision that:

(a) The subdivider be required to form a mutual water company

for the subdivision as specified in Section 7024.2b; or (b) That water be supplied for each parcel of the subdivision by

individual wells as specified in Section 7024.2c. (2) Rural Lands For subdivisions located in rural lands, as designated by the

General Plan, wells will be required to serve all non-agricultural parcels lots in the subdivision.

ARTICLE 5. FIRE PROTECTION SECTION 7025. REQUIREMENTS FOR IMPROVEMENTS RELATED TO FIRE PROTECTION 1. Standard Requirement for Improvements Related to Fire Protection

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Each parcel lot created by a subdivision must be provided safe and adequate fire protection, and no tentative map or tentative parcel map shall be approved unless the Advisory Agency is assured that such safe and adequate fire protection will be provided. The requirements for fire protection for each subdivision shall be established by the Advisory Agency in accordance with Sections 7025.2. and 7025.3., below.

2. Subdivisions Within a Fire District For a subdivision of property located in a fire district, the subdivider must install

water mains, fire hydrants, gated connections and other facilities needed to provide water supply of sufficient volume and pressure for fire protection in conformance with standards established by the fire district. Prior to the recordation of any final map or parcel map, the subdivider must furnish a letter from the fire district certifying that such improvements have been installed and are operative; or that a bond or cash deposit in an amount set by the Director of Public Works has been filed with the County Clerk guaranteeing installation of said facilities within twelve (12) months of the date of recording of the map. When a bond or cash deposit has been made, construction beyond the foundation shall not be permitted, and placement or storage of combustible construction materials on site is prohibited, unless approved mitigation to the satisfaction of the fire authority and water purveyor has been installed.

3. Subdivisions Not Within a Fire District For a subdivision of property not included in a fire district, the subdivider shall: a. Install water mains, fire hydrants, gated connections and other such

facilities in accordance with standards satisfactory to the Director of Public Works and the County Fire Chief. Prior to the recordation of any final map or parcel map, the subdivider must present satisfactory evidence that these improvements have been installed and are operative; or that a bond or cash deposit in an amount set by the Director of Public Works has been filed with the County Clerk guaranteeing installation of said facilities within six (6) months of the date of recording the map. When a bond or cash deposit has been made, construction beyond the foundation shall not be permitted, and placement or storage of combustible construction materials on site is prohibited, unless approved mitigation to the satisfaction of the fire authority and water purveyor has been installed.

b. Make provision for ongoing fire protection including, but not limited to,

annexation to a fire district, or otherwise as approved by the Director of Public Works and the County Fire Chief.

ARTICLE 6. STORM DRAINAGE

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SECTION 7026. REQUIREMENTS FOR IMPROVEMENTS RELATED TO STORM DRAINAGE 1. Standard Requirements for Storm Drainage Improvements Each parcel lot created by a subdivision must be adequately drained of all storm

water run-off by a storm drain system that meets County standards, and no tentative map or tentative parcel map shall be approved unless the Advisory Agency is assured that adequate drainage will be provided. The subdivider will be responsible for the design and installation of a storm drainage system as specified in Section 7026.2 and 3, below.

2. Design Criteria All storm or surface waters reaching the subdivision must be collected by a storm

drain system designed to prevent standing or flooding waters and conveyed to an existing storm drain system or natural watercourse as approved by the Director of Public Works. Minimum design criteria for storm drain capacity shall be that of a one-in-ten year storm. Design criteria for a storm of greater magnitude may be required if determined to be necessary by the Director of Public Works for the proposed system to be compatible with related existing and/or planned storm drain facilities. Easements for storm drain purposes shall be a minimum of ten (10) feet in width. The storm drain system shall provide for the protection of adjacent properties that would be adversely affected by any increase in runoff attributed to result in no net increase in runoff from the subdivision. Off-site storm drain improvements may be necessary to satisfy this requirement.

3. Watercourses For a subdivision of property that is traversed by any watercourse, channel,

stream or creek, the subdivider may be required to dedicate to the public rights-of-way or easements, in accordance with Chapter 8 Article 2, for storm drainage purposes. Such easements should conform substantially with the lines of the watercourse and be a minimum of 10 feet in width. The subdivider may be required to dedicate additional rights-of-way or easements as required for structures or channel changes or both, as necessary to dispose of surface and storm waters.

ARTICLE 7. SEWAGE DISPOSAL SECTION 7027. REQUIREMENTS FOR SEWAGE DISPOSAL 1. Standard Requirements for Improvements Related to Sewage Disposal Each parcel lot created by a subdivision must be served by a sanitary sewer or

individual sewage disposal system, and no tentative map or tentative parcel map

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shall be approved unless the Advisory Agency is assured that safe and adequate sewage disposal will be provided. The subdivider will be responsible for the design and installation of a sewage disposal system in accordance with County standards. The type of sewage disposal system to be installed by the subdivider will be established by the Advisory Agency, upon the recommendation of the Planning Community Development Director. The Planning Community Development Director’s recommendation shall be based on the recommendation of the Environmental Health Division and the locational criteria set forth in Section 7027.2, below.

2. Locational Criteria for Determining Sewage Disposal Requirements for

Subdivisions a. Urban Areas (1) For subdivisions in urban areas, connection to an existing sanitary

sewer system shall be required, in which case a letter from the appropriate sewage collection agency shall be submitted to the Planning Community Development Director indicating its ability to serve the proposed subdivision. All improvements shall be installed in accordance with the standards of the sewage collection agency that serves the area. If the property being subdivided is not currently within the service area of a sewage collection agency, then the subdivider may be required to apply for annexation to the appropriate sewage collection agency.

(2) Exceptions to the requirement for sanitary sewer installation in

urban areas shall be allowed only if an exception is granted by the Advisory Agency pursuant to Chapter 5. In such cases, the use of individual sewage disposal systems to serve each parcel lot will be permitted in accordance with the standards of the County Office of Environmental Health.

b. Rural Areas (1) Rural Service Centers For subdivisions located in rural service centers, as designated by

the General Plan, sewage disposal shall be provided, whenever possible, by connection to an existing sanitary sewer system. If connection to an existing sanitary sewer system is determined by the Planning Community Development Director to be infeasible, then he/she may recommend, based on the number and size of parcels lots in the subdivision, that sewage disposal be provided for each parcel lot by an individual sewage disposal system in accordance with Environmental Health Division standards.

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(2) Rural Residential Subdivisions and Rural Lands For subdivisions located in rural residential subdivisions or rural

areas, as designated by the General Plan, each parcel lot must be served by an individual sewage disposal system that meets the standards of the County Office of Environmental Health. In all cases, parcels lots must be of sufficient size to safely accommodate such systems.

ARTICLE 8. UTILITIES SECTION 7028. REQUIREMENTS FOR UTILITIES 1. Standard Requirements for Utility Improvements Each parcel lot within a subdivision must be served by the utilities necessary to

support the intended use including gas, electricity, telephone service, and cable television service where appropriate. The subdivider will be responsible for the design and installation of such utilities in accordance with the standards of the utility agency responsible for service provision in the area.

2. Undergrounding Requirements Established by Area Plans In order to minimize the adverse visual impact of new utility distribution and

transmission structures, the subdivider may be required to install all such new distribution and transmission facilities underground in accordance with any adopted area plan that applies to the area in which the subdivision is located. Where no area plan applies, undergrounding requirements shall be as specified in 3 and 4, below.

3. Minimizing Visual Impact of Utility Structures in Rural Areas In order to minimize the adverse visual impact of new utility distribution and

transmission structures in rural areas, the subdivider will be encouraged to install all such new distribution and transmission facilities underground. In addition, existing overhead distribution lines along streets adjacent to the external boundaries of the subdivision should be placed underground when they are required to be relocated in conjunction with street improvements and utility construction for the subdivision.

Connections for all utility lines placed under streets must be extended to the

right-of-way line and their locations marked upon the curb or sidewalk. All such lines must be installed prior to final street paving.

4. Minimizing Visual Impact of Utility Structures in Urban Areas

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In order to minimize the adverse visual impact of new utility distribution and transmission structures in urban areas, the subdivider will be required to install all such new distribution and transmission facilities underground, except when surrounded by existing development with overhead utility lines. In addition, when undergrounding is required, existing overhead distribution lines along streets adjacent to the external boundaries of the subdivision must be placed underground when they are to be relocated in conjunction with street improvements and utility construction for the subdivision.

Connections for all utility lines placed under streets must be extended to the

right-of-way line and their locations marked upon the curb or sidewalk. All such lines must be installed prior to final street paving.

5. Undergrounding Required in Scenic Corridors a. State Scenic Corridors (1) New utility distribution lines to be located in State scenic corridors

must be installed underground. (2) Existing overhead distribution lines in State scenic corridors must

be installed underground where they are required to be relocated in conjunction with street improvements, or new utility construction.

(3) Exceptions to (1) and (2) above may be approved by the Advisory

Agency pursuant to Chapter 5, where it is not physically practicable to install new or existing distribution lines underground due to topographic features; however, such distribution lines must not be substantially visible from any public road or developed public trails.

b. County Scenic Corridors (1) New utility distribution lines to be located in County scenic corridors

must be installed underground, except as provided in (2), below. (2) For all development within County scenic corridors, exceptions may

be approved by the Advisory Agency pursuant to Chapter 5, when: (a) it is not physically practicable to install new distribution lines

underground due to topographic features; (b) there are conflicts with agricultural or other land uses; and (c) the proposed development is for farm labor housing. 6. Equipment or Facilities Exempt from Undergrounding

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When undergrounding of utilities is required, all utility structures within the

subdivision and along streets adjacent to the exterior boundaries of the subdivision must be placed underground except as follows:

a. Those facilities exempted by the Public Utilities Commission regulations; b. Equipment accessory to underground facilities, such as pedestal-mounted

terminal boxes and meter cabinets, and concealed ducts; and c. Surface-mounted transformers in commercial and industrial subdivisions. ARTICLE 9. SURVEY MONUMENTS SECTION 7029. STANDARD REQUIREMENTS FOR SETTING SURVEY MONUMENTS 1. Setting of Monuments Required In making the survey for the final map or parcel map of the subdivision, the

engineer or surveyor shall set permanent monuments at all exterior boundary corners and angle points except where such monuments already exist. Monuments shall also be set at all street intersections on centerlines or offsets, at the beginnings and ends of curves or points of intersection, and otherwise as directed by the Director of Public Works. In the case of intersecting curved streets, monuments must be placed at the point of intersection of the centerlines where possible.

2. Time Frame for Setting of Monuments a. Monuments to be Set Prior to Recording of Final Map or Parcel Map All survey monuments must be placed by the engineer or surveyor, and

inspected and approved by the Director of Public Works prior to the recording of the final map or parcel map.

b. Exception for Interior Monuments Interior monuments to be placed within the subdivision boundaries need

not be set prior to the recording of the final map or parcel map if the engineer or surveyor certifies on the map that the monuments will be set on or before a specified later date. In addition, the subdivider must provide security, in an amount determined by the Director of Public Works, sufficient to guarantee the setting of the monuments or the reimbursement of the County for the cost of setting the monuments if the subdivider should fail to perform.

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ARTICLE 10. OTHER IMPROVEMENTS SECTION 7030. OTHER IMPROVEMENTS 1. Other Improvements May Be Required Other improvements including, but not limited to, grading, street lights, signs,

street lines and markings, street trees and shrubs, landscaping, bicycle facilities, fences, and sidewalks may also be required as determined by the Planning Community Development Director in accordance with the Subdivision Regulations, the General Plan, or any applicable area plan.

2. Off-Site Improvements The subdivider may be required, as a condition of tentative map or tentative

parcel map approval, to construct improvements on land which the subdivider does not own when necessary to protect public health and safety. In addition, the subdivider may be required to pay the cost of acquiring off-site land or an interest in the land required to construct the off-site improvements.

ARTICLE 11. IMPROVEMENT PLANS AND AGREEMENTS SECTION 7031. IMPROVEMENT PLANS 1. Improvement Plans Required As a condition of approval of a tentative map or tentative parcel map, the

subdivider will be required to submit improvement plans to the Director of Public Works for review and approval prior to beginning improvement construction or prior to approval of the final or parcel map, whichever occurs first. Improvement plans must include, at a minimum, plans for grading, storm drains, landscaping, streets and related facilities. Plans for other improvements may be required as necessary as determined by the Director of Public Works.

2. Preparation Improvement plans must be prepared under the direction of and signed by a

registered civil engineer licensed by the State of California. 3. Form The form of the improvement plans must be as follows: a. Sheet Size

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Plans, profiles and details must be legibly drawn, printed or reproduced on 24" x 36" sheets. Each sheet must have a 1/2" border at top, bottom and right side and 1-1/2" border on the left side.

b. Title Block A suitable title block must be placed in the lower right corner. Adequate

space should also be provided in the lower right corner for approval by the Director of Public Works and for approval of plan revisions.

c. Scale Plans and profiles must be drawn to the scale of 1" = 40' or larger unless

otherwise approved by the Director of Public Works. Details must be drawn to a scale that clearly shows the facility being constructed. The scales for various portions of the plan must be shown on each sheet.

d. Vicinity Map A vicinity map must be included on the first sheet of all sets of plans. e. North Arrow A north arrow must be shown on each sheet when applicable. f. Orientation Plans must be laid out to orient north to the top or right edge of the sheet

unless approved otherwise by the Director of Public Works. g. Lettering All lettering must be 1/8" minimum. h. Cover Sheet If the plans include three (3) or more sheets, a cover sheet showing the

streets, parcels lots, easements, storm drains, index and vicinity map must be included.

i. Additional Requirements The form of all plans must conform to additional requirements as may be

established by the Director of Public Works. 4. Contents

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The improvement plans must show complete plans, profiles and structural details for all required improvements to be constructed, both public and private, including common areas. Where applicable, reference may be made to the San Mateo County Standard Drawings for Public Improvements in lieu of duplicating the drawings.

5. Supplementary Plans and Calculations Hydrology, hydraulic plans and calculations, bonds or other security estimates

and any structural calculations as may be required must be submitted with the improvement plans to the Director of Public Works. All calculations must be legible, systematic, signed and dated by a registered civil engineer and in a form acceptable to the Director of Public Works.

6. Review by the Director of Public Works The subdivider must submit the improvement plans and all computations and an

engineering improvement cost estimate to the Director of Public Works for review. Upon completion of the review, one (1) set of the preliminary plans, with the required revisions indicated, will be returned to the subdivider’s engineer.

7. Approval by the Director of Public Works After completing all required revisions, the subdivider must transmit the originals

of the revised improvement plans to the Director of Public Works for approval. a. If all required revisions have been made and the plans conform to all

applicable County standards, ordinances, design requirements and conditions of the tentative map or tentative parcel map, the Director of Public Works will sign and date the plans. The originals will be returned to the subdivider’s engineer who shall then return five (5) copies to the Director of Public Works.

b. Approval by the Director of Public Works shall in no way relieve the

subdivider or the subdivider’s engineer from responsibility for the design of the improvements and for any deficiencies resulting from the design or from any required conditions of approval of the tentative map or tentative parcel map.

8. Review and Approval by Other Agencies Approval of the improvement plans by the Director of Public Works should not be

construed as approval of the sanitary sewer, water, gas, electric, telephone and cable television service construction plans. Verification that the construction plans for these facilities have been reviewed and approved by the appropriate agency having jurisdiction over such services and facilities will be required prior

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to the start of construction or prior to final map or parcel map approval, whichever occurs first.

9. Plan Checking Fees A deposit, in an amount estimated by the Director of Public Works to be sufficient

to cover all costs of reviewing the improvement plans, must be paid by the subdivider at the time the plans are submitted for checking. If the actual cost of plan checking exceeds the deposited amount, the subdivider will be required to supplement the deposit with an additional amount as determined by the Director of Public Works before the plans will be approved.

SECTION 7032. REVISIONS TO APPROVED IMPROVEMENT PLANS 1. By Subdivider Requests by the subdivider for revisions to the approved improvement plans

must be submitted in writing to the Director of Public Works together with engineered drawings showing the proposed revision. If the requested revision is acceptable to the Director of Public Works, the originals may be revised by the subdivider to reflect the approved change. Copies of the plans as revised must then be sent back to the Director of Public Works. Construction will not be permitted to continue until the revision has been approved, the original plans revised, and revised copies returned to the Director of Public Works.

2. By Planning Community Development Director or Director of Public Works When revisions are deemed necessary by the Community Development Director

or Director of Public Works to protect public health and safety, a notice in writing will be given to the subdivider. The subdivider must revise the plans accordingly and send them to the Director of Public Works for approval. The Director will initial the originals, signifying that the change has been drawn correctly, and return them to the subdivider. The subdivider must then send copies of the revised drawings to the Director of Public Works. Construction of all or any portion of the improvements will be suspended until revised drawings have been submitted and approved, and copies returned to the Director of Public Works.

SECTION 7033. IMPROVEMENT AGREEMENTS 1. Improvement Agreement Authority The agreement pursuant to this section may be entered into by the Public Works

Director on behalf of the County and said official's action may be appealed to the Board of Supervisors which shall periodically review this delegation of authority.

12. Improvement Agreement Required; Provisions

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As a condition of approval of a tentative map or tentative parcel map, the subdivider will be required to enter into a written agreement with the County prior to beginning improvement construction or prior to final map or parcel map approval, whichever occurs first. The improvement agreement will contain the following provisions:

a. That all improvements will be constructed in accordance with the plans

and specifications as previously approved by the Director of Public Works, and will be satisfactorily completed within the time limits specified in Section 7034.2, or within such other time limit as determined by mutual agreement between the County and the subdivider.

b. That the owner/subdivider must maintain the improvements in good

condition and repair and guaranty the same against any defects in material and workmanship for a warranty period of one year from the date of final acceptance by the County.

c. That upon any failure by the owner to complete or maintain the

improvements or to correct any defects, the County may perform any necessary construction, maintenance or corrective work and recover the full cost and expense from the owner/subdivider, including interest from the date of notice of the cost and expense until paid.

d. That the owner must pay to the County the cost of inspecting the

improvements as required in Section 7035.2. e. That the owner/subdivider must furnish to the County the improvement

security required by Section 7033.2. f. That the County will retain the right to modify the plans and specifications

when necessary to protect the public health and safety, and the right to require the subdivider/owner to pay for such modifications.

g. That the subdivider/owner shall ensure that construction will not adversely

affect adjacent properties. h. That the subdivider/owner will release and indemnify the County from all

liability incurred in connection with the subdivision and agree to pay all reasonable attorney’s fees that the County may incur due to any legal action or other proceeding arising from the subdivision under Section 66474.9(b)(1) of the Map Act.

i. That the County shall promptly notify the subdivider of any claim, action or

proceeding arising out of the subdivision and will cooperate fully in the defense.

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j. That this agreement must be recorded in the Office of the County Recorder at the expense of the owner and shall constitute notice to all successors and assigns of the title to the real property of the obligation set forth, and also shall constitute a lien in an amount to fully reimburse the County, including interest as above, subject to foreclosure in event of default in payment.

k. That in the event of litigation occasioned by any default of the owner, the

owner agrees to pay all costs involved, including reasonable attorney’s fees, and that the same will become a part of the lien against the real property.

l. That the terms “subdivider” and “owner” shall include not only the

subdivider and the present owner of the real property but also heirs, successors, executors, administrators and assigns, it being the intent of the parties that the obligations undertaken shall run with the real property and constitute a lien against it.

m. Any other terms, covenants, conditions or provisions as the Board of

Supervisors, the Director of Public Works or the Planning Community Development Director may deem necessary or appropriate.

23. Improvement Security Required

a. In connection with the improvement agreement specified in Section 7033.1, above, the subdivider/owner will furnish to the County good and sufficient security, in one of the forms as authorized under Section 7033.3, in the following amounts and for the following purposes:

(1) Performance Security An amount equal to one hundred percent (100%) of the total

estimated cost of the improvement or of the act to be performed, as determined by the Director of Public Works, securing faithful performance of the act or agreement.

(2) Material and Labor Security An amount between fifty percent (50%) and one hundred percent

(100%) of the total estimated cost of the improvement or of the act to be performed, as determined by the Director of Public Works, securing payment to the contractor, the subcontractors, and persons furnishing labor, materials or equipment for the improvement or the performance of the required act.

(3) Warranty Security

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An amount between fifty percent (50%) and one hundred percent

(100%) of the total estimated cost of the improvement or of the act to be performed, as determined by the Director of Public Works, as continuing security for the owner’s guarantee to correct any defective work done or materials furnished as may be determined during the warranty period, which shall be for a period of one year following the completion and acceptance of the improvements by the Board of Supervisors.

b. The estimate of improvement costs will be as approved by the Director of

Public Works and shall provide for: (1) Ten percent (10%) of the total construction cost for contingencies; (2) Increase for projected inflation; (3) All utility installation costs or a certification acceptable to the

Director of Public Works from the appropriate utility company or agency that adequate security has been deposited to insure installation;

(4) Costs and reasonable expenses and fees, including reasonable

attorney’s fees, incurred by the County in successfully enforcing the obligation secured.

34. Form of Security

a. The security required under Section 7033.2 will be one of the following, at the option of the Director of Public Works:

(1) A performance bond, substantially in the form set forth in

Government Code Section 66499.1, and a labor and material bond, substantially in the form set forth in Government Code Section 66499.2, issued by a corporate surety duly authorized to transact business in the State.

(2) A deposit, either with the County or a responsible escrow agent or

trust company, at the option of the Director of Public Works, of money or negotiable bonds of the kind approved for securing deposits of public monies.

(3) An instrument of credit from one or more financial institutions

subject to regulation by the State or federal government and pledging that the funds necessary to carry out the act or agreement are on deposit and guaranteed for payment, or a letter of credit

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issued by such a financial institution. The form and content of such instrument or letter of credit shall be subject to approval by the County Counsel.

(4) An instrument of credit from an agency of the State, federal or local

government when any agency of such government provides at least twenty percent (20%) of the financing for the portion of the act or agreement requiring security which pledges that the funds necessary to carry out the act or agreement are on deposit and are guaranteed for payment.

(5) A lien upon the property to be divided, created by contract between

the owner and the County, if the Director of Public Works finds that it would not be in the public interest to require the installation of the required improvements sooner than two years after the recordation of the map.

b. Any contract or security interest in real property entered into as security for

performance pursuant to paragraph (5), above, must be recorded with the County Recorder. From the time of recordation of the written contract or document creating a security interest, a lien shall attach to the real property particularly described in the contract or document and shall have the priority of a judgment lien in an amount necessary to complete the agreed to improvements. The recorded contract or security document must be indexed in the Grantor Index to the names of all record owners of the real property as specified on the map and in the Grantee Index to the County.

45. Reduction and Release of Improvement Security a. Reduction in Performance Security Upon written request by the subdivider, the Director of Public Works may

recommend that the Board of Supervisors release all or any portion of the property subject to any lien or security interest created by the subdivision, or subordinate the lien or security interest to other liens or encumbrances, in conjunction with the acceptance of the satisfactory completion of a portion of the improvements, if the Board determines that security for performance is sufficiently secured by a lien on other property or that the release or subordination of the lien will not jeopardize the completion of agreed upon improvements. The amount of reduction of the security will be determined by the Director of Public Works; however, in no case shall the security be reduced to less than ten percent (10%) of the total improvement security given for faithful performance.

b. Release of Security

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(1) Performance Security Except as provided in paragraph a., above, the performance

security will be released only upon acceptance of the improvements by the County and when an approved warranty security has been filed with the Director of Public Works.

(2) Material and Labor Security Security for the payment to the contractor, subcontractors and to

persons furnishing labor, materials or equipment will, six (6) months after the completion and acceptance of the improvements by the County, be reduced to an amount equal to the amount of all claims filed for which notice has been given in writing to the Board of Supervisors. The balance of the security will be released upon the settlement of all claims and obligations for which the security was given.

(3) Warranty Security The warranty security will be released upon satisfactory completion

of the warranty period provided: (a) All deficiencies appearing on the warranty deficiency list for

the subdivision have been corrected; and (b) Not less than twelve (12) months have elapsed since the

acceptance of the improvements by the Board of Supervisors.

ARTICLE 12. IMPROVEMENT CONSTRUCTION, INSPECTION AND ACCEPTANCE SECTION 7034. IMPROVEMENT CONSTRUCTION 1. Prior to Start of Construction Before construction of improvements may begin, the subdivider must have

completed the following: a. Improvement plans have been submitted and approved by the Director of

Public Works as required in Section 7031; b. An improvement agreement has been entered into as required in Section

7033; c. An inspection fee has been paid as required in Section 7035.2;

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d. Any additional permits that may be required by the Planning and Building

Division Department, the Department of Public Works or an affected utility or service agency or district have been obtained;

e. A preconstruction conference with the Director of Public Works or

authorized representative has been held; and f. A written notice has been submitted to the Director of Public Works,

notifying the County at least forty-eight (48) hours in advance that construction will begin.

2. Construction Time Limits and Extensions a. Major Subdivisions (1) Standard Requirement The subdivision improvements must be completed by the

subdivider within twelve (12) months from the recording of the final map. Should the subdivider fail to complete the improvements within the specified time, the County may, at its option, complete any or all uncompleted improvements and the parties executing the surety or sureties will be firmly bound for the payment of all necessary costs.

(2) Exceptions (a) At its option, the County may require completion of the

improvements prior to the recording of the final map if found to be necessary for public health or safety or for the orderly development of the surrounding area.

(b) The time limit for completion may be longer or shorter than

the standard twelve (12) months if agreed upon by the subdivider and the County. The mutually accepted time limit must be specified in the improvement agreement.

b. Minor Subdivisions (1) Standard Requirement Completion of subdivision improvements will be required prior to

issuance of a building permit or other grant of approval for the development of any parcel lot within the subdivision.

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(2) Exceptions (a) A construction time limit may be set by mutual agreement

between the County and the subdivider. This time limit should be specified in the improvement agreement.

(b) The County may require the completion of the improvements

by a specified date following approval of the parcel map if the Director of Public Works finds it is necessary for reasons of public health and safety, or the required construction is a necessary prerequisite to the orderly development of the surrounding area.

c. Remainder Parcels

(1) A remainder parcel must:

(a) be accessible from an existing public or private roadway;

(b) be serviceable by existing off-site and/or future on-site

utilities/facilities;

(c) be buildable in terms of available land area in sufficient quantity and with appropriate characteristics capable of accommodating a structure in keeping with the land use(s) permissible by the zoning on the property; therefore, all remainder parcels in the RM Zone must retain a density credit from the density credits previously approved for the subdivision application by the County.

(12) Except in the PAD or the RM/CZ zoning districts, where remainder

parcels are made a part of a final map or parcel map, the owner may be required to enter into an agreement with the County to construct improvements within the remainder at some future date and prior to the issuance of a permit or other grant of approval for the development of a remainder parcel. The improvements must be paid for by the owner. In the absence of an agreement, the County may require fulfillment of the construction requirements within a reasonable time following approval of the final map or parcel map and prior to the issuance of a permit or other grant of approval for the development of the remainder parcel, upon a finding that construction of improvements within the remainder is necessary for reasons of public health and safety, or the required

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construction is a necessary prerequisite to the orderly development of the surrounding area.

(23) A designated remainder parcel may subsequently be sold without

any further requirement of the filing of a parcel map or final map, but the County may require a certificate of compliance or conditional certificate of compliance.

d. Extensions (1) If the time limit specified for completion of improvements will not be

met by the subdivider, it may be extended by the Board of Supervisors for major subdivisions and by the Director of Public Works for minor subdivisions upon written request by the subdivider and the submittal of adequate evidence to justify the extension. The request must be made not less than thirty (30) days prior to expiration of the subdivision improvement agreement.

(2) The subdivider must enter into a subdivision improvement

agreement extension with the County. The agreement must be prepared and signed by the Director of Public Works, approved as to form by the County Counsel, and executed by the subdivider. For major subdivisions, the extension agreement should be transmitted to the Board of Supervisors for its consideration. If approved by the Board, the President of the Board of Supervisors will execute the agreement on behalf of the County.

(3) In exchange for consideration of a subdivision improvement

agreement extension, the following may be required: (a) Revision of improvement plans to provide for current design

and construction standards when required by the Director of Public Works.

(b) Revised improvement construction estimates to reflect

current improvement costs as approved by the Director of Public Works.

(c) Increase of improvement securities in accordance with

revised construction estimates. (d) Inspection fees may be increased to reflect current

construction costs.

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(4) The Board of Supervisors or Director of Public Works, as the case may be, may impose additional requirements as a condition to approving any time extension for the completion of improvements.

(5) The costs incurred by the County in processing an extension of

time for improvement completion must be borne by the subdivider at actual cost plus twenty-five percent (25%) of such cost for overhead expenses.

SECTION 7035. INSPECTIONS 1. Inspections Required All improvements are subject to regular inspections by the Director of Public

Works or authorized representative. 2. Inspection Fee A fee will be charged to the subdivider to cover the actual costs incurred by the

County for inspection of the improvement construction. Prior to the start of construction, or final map or parcel map approval, whichever occurs first, the subdivider must deposit with the County an amount estimated by the Public Works Director to be sufficient to cover all costs of such inspection. If the actual cost exceeds the deposited amount, the subdivider will be required to supplement the deposit with an additional amount as determined by the Director of Public Works before any further construction is permitted to continue.

3. Preliminary Final Inspection a. Upon completion of the subdivision improvements, the subdivider must

apply in writing to the Director of Public Works for a preliminary final inspection. The Director of Public Works or authorized representative will schedule a preliminary final inspection.

b. A deficiency list will be compiled during the inspection, noting all

corrections or any additional work required. If the number of items is excessive or the subdivision appears incomplete, the preliminary final inspection may be halted and rescheduled on a date as determined by the Director of Public Works or authorized representative.

c. When the preliminary final inspection has been completed, a copy of the

deficiency list will be transmitted to the subdivider for correction. 4. Final Inspection

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a. Upon completing all corrections or additional work as outlined by the deficiency list, the subdivider must certify in writing that all corrections have been completed satisfactorily and request a final inspection. The Director of Public Works or authorized representative will then make a final inspection.

b. The completion of corrections indicated by the deficiency list will not

relieve the subdivider from the responsibility of correcting any deficiency not shown on the list that may be subsequently discovered during the one year warranty period.

c. After successfully passing the final inspection, the subdivider must submit

to the Director of Public Works a reproducible set of as-built improvement plans.

SECTION 7036. COMPLETION AND ACCEPTANCE OF IMPROVEMENTS 1. Completion The construction of improvements must be completed within the time limits

prescribed by Section 7034.2. When all improvement deficiencies have been corrected and as-built improvement plans filed, the subdivision improvements will be considered by the County for acceptance.

2. Acceptance a. Improvements dedicated to the public must be accepted by the Board of

Supervisors for both major and minor subdivisions. The Director of Public Works or other authorized representative may be responsible for the acceptance of improvements in minor subdivisions, if they are private improvements. Acceptance of the improvements shall imply only that the improvements have been completed satisfactorily and that in the case of public improvements, they have been accepted for public use.

b. Notice of Completion If the subdivision improvements have been accepted by the County, the

Director of Public Works will file with the Clerk of the Board of Supervisors a Notice of Completion to be recorded with the County Recorder.

3. Acceptance of a Portion of the Improvements When requested by the subdivider in writing, the County may consider

acceptance of a portion of the improvements as recommended by the Director of Public Works. The improvements will be accepted by the County only if it is in

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the public interest to do so. Acceptance of a portion of the improvements shall not relieve the subdivider from any other requirements imposed by this Chapter.

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CHAPTER 4

EXACTIONS ARTICLE 1 - GENERAL PROVISIONS SECTION 7037. PURPOSE AND SCOPE OF CHAPTER ARTICLE 2 - ROADS, STREETS, AND OTHER PUBLIC RIGHTS-OF-WAY SECTION 7038. GENERAL REQUIREMENTS SECTION 7039. STANDARD REQUIREMENTS SECTION 7040. PROCEDURE FOR DEDICATION OF

ROADS, STREETS, AND OTHER RIGHTS-OF-WAY FOR SPECIFIED PUBLIC PURPOSES

SECTION 7041. WAIVER OF DIRECT STYREET ACCESS ARTICLE 3 - TRANSIT FACILITIES SECTION 7042. GENERAL REQUIREMENTS SECTION 7043. LIMITATIONS AND EXEMPTIONS SECTION 7044. STANDARD REQUIREMENTS SECTION 7045. PROCEDURE FOR DEDICATION OF

TRANSIT FACILITIES ARTICLE 4 - BIKEWAYS SECTION 7046. GENERAL REQUIREMENTS SECTION 7047. LIMITATION SECTION 7048. STANDARD REQUIREMENTS SECTION 7049. PROCEDURE FOR DEDICATION OF

BIKEWAYS ARTICLE 5 - PUBLIC FACIITIES

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SECTION 7050. GENERAL REQUIREMENTS SECTION 7051. STANDARD REQUIREMENTS SECTION 7052. PROCEDURE FOR RESERVATION OF LAND

FOR PUBLIC FACILITIES ARTICLE 6 - PARK AND RECREATION FACILITIES SECTION 7053. GENERAL REQUIREMENTS SECTION 7054. EXEMPTIONS SECTION 7055. STANDARD REQUIREMENTS SECTION 7056. PROCEDURE FOR DEDICATION OF PARK

AND RECREATION FACILITIES SECTION 7057. PROCEDURE FOR COLLECTION AND USE

OF PARK AND RECREATION FEES ARTICLE 7 - ACCESS TO OCEAN SHORELINE SECTION 7058. GENERAL REQUIREMENTS SECTION 7059. LIMITATIONS SECTION 7060. STANDARD REQUIREMENTS SECTION 7061. PROCEDURE FOR SECURING OCEAN

SHORELINE ACCESS ARTICLE 8 - ACCESS TO BAY SHORELINE OR PUBLICLY OWNED LAKES

AND RESERVOIRS SECTION 7062. GENERAL REQUIREMENTS SECTION 7063. LIMITATIONS SECTION 7064. STANDARD REQUIREMENTS SECTION 7065. PROCEDURE FOR DEDICATING ACCESS

TO BAY SHORELINE OR TO PUBLICLY OWNED LAKES OR RESERVOIRS

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ARTICLE 9 - AGRICULTURAL PROTECTION IN THE PLANNED AGRICULTURAL DISTRICT

SECTION 7066. GENERAL REQUIREMENTS SECTION 7067. EXEMPTIONS SECTION 7068. STANDARD REQUIREMENTS SECTION 7069. PROCEDURE FOR DEDICATING

AGRICULTURAL EASEMENTS ARTICLE 10 - OPEN SPACE PRESERVATION IN THE RESOURCE

MANAGEMENT/COASTAL ZONE DISTRICT SECTION 7070. GENERAL REQUIREMENTS SECTION 7071. EXEMPTION SECTION 7072. STANDARD REQUIREMENTS SECTION 7073. PROCEDURE FOR DEDICATING

CONSERVATION/OPEN SPACE EASEMENTS

ARTICLE 11 - SCHOOL SITES SECTION 7074. GENERAL REQUIREMENTS SECTION 7075. LIMITATION AND EXEMPTION SECTION 7076. STANDARD REQUIREMENTS SECTION 7077. PROCEDURE FOR DEDICATION OF

SCHOOL SITES ARTICLE 12 - SUPPLEMENTAL IMPROVEMENT CAPACITY SECTION 7078. GENERAL REQUIREMENTS SECTION 7079. EXEMPTIONS SECTION 7080. STANDARD REQUIREMENTS

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SECTION 7081. PROCEDURE FOR DEDICATION AND REIMBURSEMENT FOR SUPPLEMENTAL IMPROVEMENTS

ARTICLE 13 - STORM DRAINAGE AND SANITARY SEWER FACILITIES SECTION 7082. GENERAL REQUIREMENTS SECTION 7083. LIMITATION SECTION 7084. CRITERIA FOR ENACTING A STORM

DRAINAGE OR SANITARY SEWER FEE ORDINANCE

SECTION 7085. PROCEDURE FOR PAYMENT OF STORM

DRAINAGE OR SANITARY SEWER FEE ARTICLE 14 - BRIDGES, AND MAJOR THOROUGHFARES, AND OTHER

TRANSPORTATION FACILITIES SECTION 7086. GENERAL REQUIREMENTS SECTION 7087. LIMITATION SECTION 7088. CRITERIA FOR ENACTING A BRIDGE, OR

MAJOR THOROUGHFARE, AND OTHER TRANSPORTATION FACILITIES FEE ORDINANCE

SECTION 7089. PROCEDURE FOR PAYMENT OF BRIDGE,

OR MAJOR THOROUGHFARE, AND OTHER TRANSPORTATION FACILITIES FEES

ARTICLE 15 - GROUNDWATER RECHARGE FACILITIES SECTION 7090. GENERAL REQUIREMENTS SECTION 7091. LIMITATION SECTION 7092. CRITERIA FOR ENACTING A

GROUNDWATER RECHARGE FACILITY FEE ORDINANCE

SECTION 7093. COLLECTION OF FEES

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ARTICLE 1. GENERAL PROVISIONS SECTION 7037. PURPOSE AND SCOPE OF CHAPTER The purpose of this Chapter is to establish the County’s requirements and procedures for subdivision exactions. In exchange for granting subdivision approval, the County will generally require certain exactions from the subdivider. Such exactions will be required to: (1) offset the additional responsibilities the County will incur as a result of subdivi-sion and development activities; (2) protect the health, safety and welfare of the public; and (3) implement the County General Plan and any adopted area plan. The exaction requirements set forth in this Chapter shall apply in every case where the exaction substantially advances a legitimate County interest and does not deny the owner all economically viable use of the property to be subdivided. ARTICLE 2. ROADS, STREETS, AND OTHER PUBLIC RIGHTS-OF-WAY SECTION 7038. GENERAL REQUIREMENTS As a condition of approval of a tentative map or a tentative parcel map, the subdivider will be required to dedicate or make an irrevocable offer of dedication of all land within the subdivision that is needed for streets, alleys, including access rights and abutter’s rights, drainage, public utility easements and other public easements including, but not limited to, trails. In addition, the subdivider may be required to improve all such streets and easements. SECTION 7039. STANDARD REQUIREMENTS Dedications and improvements for roads, streets, and alleys must be of sufficient size, location and type as needed to provide safe, routine and emergency access to all resulting parcels lots of the subdivision. Dedications and improvements for public utility and other public easements must be of sufficient size, location and type as needed to meet their intended purpose. In all cases, the requirements for dedications and improvements will be consistent with the County General Plan, any applicable area plan and the design and improvement requirements contained in Chapter 3 of the Subdivision Regulations. SECTION 7040. PROCEDURE FOR DEDICATION OF ROADS, STREETS, AND OTHER RIGHTS-OF-WAY FOR SPECIFIED PUBLIC PURPOSES 1. Dedication by Statement on Final Map or Parcel Map a. Dedications of or offers to dedicate interests in real property for specified

public purposes shall be made by a statement on the final map or parcel map, signed and acknowledged by all parties having record title interest in the real property being subdivided. Signatures of parties owning certain types of interest, as described in Section 66436 of the Map Act, may be

4.6

omitted if their names and the nature of their respective interests are stated on the map.

b. If any street shown on a final or parcel map is not offered for dedication,

the statement may contain a declaration to this effect. If this declaration appears on the final or parcel map and the map is approved, then use of the street or streets by the public shall be permissive only.

c. Offers of dedication of real property for street or public utility easement

purposes shall be deemed not to include any public utility facilities located on or under the real property, unless and only to the extent that an intent to dedicate the facilities is expressly declared in the statement.

2. Acceptance of Offers of Dedication a. At the time of final map or parcel map approval, the Board of Supervisors

will accept, accept subject to improvement, or reject, on behalf of the public, any offer of dedication for public use in conformity with the terms of the offer of dedication. The action taken will be stated on the map.

b. Acceptance of offers of dedication on a final map or parcel map will not be

effective until the final map or parcel map or a resolution of acceptance is recorded in the Office of the County Recorder.

c. The Board of Supervisors may accept into the County road system any

road for which an offer of dedication has been accepted or accepted subject to improvement.

d. The County’s acceptance of offers of dedication shall not, in and of itself,

constitute an agreement by the County to assume responsibility for improvement or maintenance.

3. County to Record Certificate for Dedications a. If property is dedicated in fee for public purposes, or for making public

improvements or constructing public facilities, other than for open space, parks or schools, the County shall record a certificate with the County Recorder. The certificate shall be attached to the final or parcel map and shall contain all of the following information:

(1) The name and address of the subdivider dedicating the property; (2) A legal description of the real property dedicated; (3) A statement that the County shall reconvey the property to the

subdivider if the County makes a determination pursuant to this

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section that the same public purpose for which the property was dedicated does not exist, or the property or any portion thereof is not needed for public utilities as specified in (c), below.

b. The subdivider may request that the County make the determination that

the same public purpose for which the dedication was required still exists, after payment of a fee set by resolution of the Board of Supervisors. The determination may be made by reference to a capital improvement plan, an applicable general or specific plan requirement, the subdivision map, or other public documents that identify the need for the dedication.

c. If the County has determined that the same public purpose for which the

dedication was required does not exist, it shall reconvey the property to the subdivider or the successor in interest, as specified in (a), above, except for all or any portion of the property that is required for that same public purpose or for public utilities.

d. If the County decides to vacate, lease, sell or otherwise dispose of the

dedicated property, the County shall give at least sixty (60) days notice to the subdivider whose name appears on the certificate before vacating, leasing, selling or otherwise disposing of the dedicated property. This notice is not required if the dedicated property will be used for the same public purpose for which it was dedicated.

4. Rejected Offers a. Rejected Offers to Remain Open At the time of final or parcel map approval, if any streets, alleys, public

utility easements, rights-of-way for local transit facilities, or storm drainage easements are rejected subject to Section 771.010 of the Code of Civil Procedure, the offer(s) of dedication will continue to remain open. Without any further action by the subdivider, at any time the Board of Supervisors may by resolution rescind the rejection, and accept and open such dedications for public use. This acceptance will be recorded with the County Recorder.

b. Termination of Rejected Offers Rejected offers of dedication that remain open as described in paragraph

a, above, may be terminated and abandoned: (1) When the procedure prescribed for the summary vacation of streets

in Part 3 of Division 9 of the Streets and Highways Code is followed; or

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(2) When an application for resubdivision or reversion to acreage of a tract is filed, if the Board of Supervisors in approving the application finds that previously rejected dedications or offers of dedication are unnecessary for present or future public purpose, then such dedications or offers will be terminated when the new final map or parcel map is recorded with the County Recorder.

SECTION 7041. WAIVER OF DIRECT STREET ACCESS As a condition of approval of any subdivision, the County may require that dedications or offers of dedication of streets include a waiver of direct access rights to any dedica-ted street from any abutting property as shown on a final or parcel map. If the dedica-tion is accepted, the waiver will become effective in accordance with the provisions contained in the owner’s certificate of the final or parcel map. ARTICLE 3. TRANSIT FACILITIES SECTION 7042. GENERAL REQUIREMENTS As a condition of approval of a tentative map, the subdivider may be required to dedicate or make an irrevocable offer of dedication for all land within the subdivision that is needed for local transit facilities including, but not limited to, bus turnouts, benches, shelters, and similar items that directly benefit the residents of the subdivision. In addition, the subdivider may be required to install such transit facilities. SECTION 7043. LIMITATIONS AND EXEMPTIONS 1. Limited Application The requirement for dedication and installation of transit facilities may only be

applied to the following required of any subdivisions: where, by virtue of its location along or proximity to existing or planned public transit route(s), such required transit facility(s) will augment the availability or choice of transit options for residents of or visitors to the subdivision.

a. A subdivision containing one hundred (100) acres or more; or b. A subdivision that, as shown on the tentative map, has the potential for

two hundred (200) or more dwelling units, if developed to the maximum density allowed by the General Plan or any applicable area plan.

In addition, prior to imposing the requirement for the dedication of transit facilities,

the County must find that transit services are or will be made available to the subdivision within a reasonable time period.

2. Exemption

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The requirement for dedication and installation of transit facilities does not apply

to condominium projects or stock cooperatives which consist of the subdivision of airspace in an existing apartment building that is more than five (5) years old, when no new dwelling units are added.

SECTION 7044. STANDARD REQUIREMENTS Dedications and improvements for transit facilities must be of sufficient size, location and type as necessary to meet the transit needs of the subdivision. In all cases, the requirements for dedications and improvements will be consistent with the transit-related policies of the County General Plan and any applicable area plan. The requirements will also be determined by consultation with SamTrans or other transit provider serving the area. SECTION 7045. PROCEDURE FOR DEDICATION OF TRANSIT FACILITIES Dedications of or offers to dedicate interests in real property for transit facilities shall be made in accordance with Section 7040. ARTICLE 4. BIKEWAYS SECTION 7046. GENERAL REQUIREMENTS As a condition of approval of a tentative map, whenever a subdivider is required to dedicate roadways to the public, the subdivider may also be required to dedicate and improve such additional land as may be necessary and feasible to provide bicycle paths for the use and safety of the residents of the subdivision. SECTION 7047. LIMITATION The requirement for dedication and improvement of bikeways may only be applied to a required of any subdivision containing two hundred (200) or more parcels as shown on the final map of the subdivision with proximity to existing or planned bikeway(s) sufficient for residents of our visitors to the subdivision to readily utilize such required bikeway. SECTION 7048. STANDARD REQUIREMENTS Dedications and improvements for bikeways must be of sufficient size, location and type as necessary to serve the subdivision. In all cases, the requirements for dedications and improvements will be consistent with the County General Plan, particularly the County Bikeways Plan, and any applicable area plan.

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SECTION 7049. PROCEDURE FOR DEDICATION OF BIKEWAYS Dedications of or offers to dedicate interests in real property for bikeways shall be made in accordance with Section 7040. ARTICLE 5. PUBLIC FACILITIES SECTION 7050. GENERAL REQUIREMENTS As a condition of approval of a tentative map or a tentative parcel map, the subdivider may be required to reserve all land within the subdivision that is needed for public facilities including, but not limited to, fire stations, libraries, parks and other public uses and facilities. SECTION 7051. STANDARD REQUIREMENTS 1. Reservations for public facilities must be of sufficient size, location and type as

needed to meet their intended purpose. In all cases, the location of a public use for which the land is dedicated or reserved must be supported by and consistent with the policies and standards of the General Plan and any applicable area plan.

2. Requirements for the amount and location of the land to be reserved will be

further determined by consultation with the organization or agency that is responsible for the operation of the public facility in question. For example, if land is to be set aside for a fire station, the fire district having jurisdiction in the area will be consulted.

3. Reserved areas must be of such size and shape as to permit the balance of

property within which they are located to develop in an orderly and efficient manner. The land to be reserved must also be designed so as to permit an efficient division and development of the reserved area in the event that it is not acquired within the time period established by Section 7052, below.

SECTION 7052. PROCEDURE FOR RESERVATION OF LAND FOR PUBLIC FACILITIES 1. At the time of final map or parcel map approval, the County or other public

agency for whose benefit an area has been reserved will enter into a binding agreement with the subdivider to acquire the reserved area within two (2) years after the completion and acceptance of all improvements, unless such period of time is extended by mutual agreement.

2. The purchase price will be the market value of the land and any improvements at

the time of the filing of the tentative map or parcel map plus the taxes against the reserved area from the date of reservation and any other costs incurred by the

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subdivider in the maintenance of the reserved area, including interest costs incurred on any loan covering the reserved area.

3. If the public agency for whose benefit an area has been reserved does not enter

into a binding agreement to acquire the reserved area within two (2) years after the completion and acceptance of all improvements, the reservation of the area will automatically terminate.

ARTICLE 6. PARK AND RECREATION FACILITIES SECTION 7053. GENERAL REQUIREMENTS As a condition of approval of a tentative map or tentative parcel map, the subdivider will be required to shall dedicate land or pay a fee in lieu of dedication for the purposes of (a) acquiring, developing, or rehabilitating County park and recreation facilities, and/or (b) assisting other providers of park and recreation facilities in acquiring, developing, or rehabilitating facilities that will serve the proposed subdivision. The provisions of this article are enacted pursuant to Section 66477 of the State Government Code and are hereby found to be consistent with the recreational policies of the General Plan. SECTION 7054. EXEMPTIONS The following subdivisions are exempt from the park and recreation dedication and fee requirements: 1. Subdivisions containing less than five (5) parcels lots and not used for residential

purposes. However, a condition may be placed on the tentative approval of any such subdivision that, if a building permit is requested for construction of a residential structure or structures on one or more of such parcels lots within four years from the date the parcel map is recorded, the fee in lieu of dedication, as prescribed in this article, shall be paid by the owner of each such parcel lot as a condition to the issuance of the building permit.

2. Commercial and industrial subdivisions. 3. Condominium projects or stock cooperatives that consist of the subdivision of

airspace in an existing apartment building which is more than five (5) years old, when no new dwelling units are added.

SECTION 7055. STANDARD REQUIREMENTS 1. Standard Consistent with the County General Plan, the County finds that the public health,

welfare and safety require that three (3) acres of real property for each one

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thousand persons residing in the County be devoted to park and recreational purposes.

2. Parkland Dedication When, based upon the recreational policies of the County General Plan or any

applicable area plan, the County determines that park land is required support the location of a park or recreational facility within the proposed subdivision to serve the immediate or future needs of its residents, the subdivider will be required to dedicate land within the subdivision for park and recreational purposes. The amount of land to be dedicated will be based on the standard established in subsection 1, above, and in accordance with the following formulas:

Parkland Demand Due to

Subdivision (acres) = Number of Persons Per

Subdivision x .003 Acres

Person Number of Persons Per

Subdivision = Number of Dwelling

Units Per Subdivision x Number of

Persons Per Dwelling Unit

Number of persons per dwelling is determined by using data on household size

from the most recent federal census. 3. Fees In Lieu of Land Dedication When the proposed subdivision contains fifty (50) parcels lots or less, an in-lieu

fee only may shall be required of the subdivider. For subdivisions with more than fifty (50) parcels, at the County’s option either an in-lieu fee or dedication of land may shall be required. If a fee is imposed, the amount of the fee shall be equal to the value of the amount of land which would otherwise be dedicated pursuant to 2, above, and is determined by the following formula:

Parkland Fee

(dollars) = Parkland Demand Due

to Subdivision (acres) x Value Per Acre of Parcel

Proposed for Subdivision (dollars/acre)

Value, per acre of parcel proposed for subdivision, is determined by using the

assessed value of the parcel proposed for subdivision as shown in the most recent equalized assessment roll.

4. Credit for Private Open Space or Improvements a. Credit for Private Open Space

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Where private open space for park and recreational purposes is provided in a planned development, real estate development, stock cooperative or community apartment project and such space is to be privately owned and maintained by future residents of the development, a credit not to exceed fifty percent (50%) may be given against the requirement of dedication for park and recreation purposes or payment of in lieu fees, provided the Board of Supervisors finds that it is in the public interest to do so, and that the following standards are met: (1) That yards, court areas, setbacks and other open areas required to

be maintained by the zoning and building regulations are not included in the computation of such private open space; and

(2) That the private ownership and maintenance of the open space is

adequately provided for by written agreement, conveyance or restrictions; and

(3) That the use of the private open space is restricted for park and

recreational purposes by recorded covenants which run with the land in favor of the future owners of property within the subdivision and which cannot be defeated or eliminated without the consent of the Board of Supervisors; and

(4) That the proposed private open space is reasonably adaptable for

use for park and recreational purposes, taking into consideration such factors as size, shape, topography, geology, access and location of the private open space land; and

(5) That facilities proposed for the open space are in substantial

accordance with the provisions of the recreational policies of the General Plan and any applicable area plan and are approved by the Board of Supervisors.

b. Credit for Improvements If a subdivider provides park and recreational improvements to dedicated

land, the value of the improvements together with any equipment will be credited against the dedication of land or payment of fees required by this article.

SECTION 7056. PROCEDURE FOR DEDICATION OF PARK AND RECREATION FACILITIES Dedications of or offers to dedicate interests in real property for park and recreation facilities shall be made in accordance with Section 7040.

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SECTION 7057. PROCEDURE FOR COLLECTION AND USE OF PARK AND RECREATION FEES 1. Fees will be conveyed or paid directly to the County Parks Director of Parks and

Recreation. 2. The County will deposit collected fees in a trust or other similar fund. The County

or other provider to which the fees are paid will develop a schedule pursuant to the Map Act specifying how, when, and where they will use the fees.

3. The County will: (a) expend fund monies, including accrued interest, for

acquiring, developing, and rehabilitating County park and recreational facilities to serve the residents of the subdivision; and/or (b) transfer fund monies to other providers of park and recreation facilities within unincorporated San Mateo County that will serve the proposed subdivision; and/or (c) any combination thereof. In addition, fees may be used for the purpose of developing new or rehabilitating existing park or recreational facilities in a neighborhood other than the neighborhood in which the subdivision for which fees were paid is located if all of the following requirements are met:

a. The neighborhood in which the fees are to be expended has fewer than three acres of park area per 1,000 members of the neighborhood population.

b. The neighborhood in which the subdivision for which the fees were

paid has a park area per 1,000 members of the neighborhood population ratio that meets or exceeds the ratio calculated pursuant to subparagraph (A) of paragraph (2), but in no event is less than three acres per 1,000 persons.

c. The legislative body holds a public hearing before using the fees

pursuant to this subparagraph.

d. The legislative body makes a finding supported by substantial evidence that it is reasonably foreseeable that future inhabitants of the subdivision for which the fee is imposed will use the proposed park and recreational facilities in the neighborhood where the fees are used.

e. The fees are used within a specified radius that complies with the

city’s or county’s ordinance adopted pursuant to subdivision (a), and are consistent with the adopted general plan or specific plan of the city or county. For purposes of this clause, “specified radius” includes a planning area, zone of influence, or other geographic region designated by the city or county, that otherwise meets the requirements of this section.

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4. The fees collected will be committed within five (5) years of payment or the

issuance of building permits on one-half of the parcels lots created by the subdivision, whichever occurs later. If the fees are not committed, they will be distributed and paid, without any deductions, to the then record owners of the subdivision in the same proportion that the size of their parcel lot bears to the total area of parcels lots within the subdivision.

ARTICLE 7. ACCESS TO OCEAN SHORELINE SECTION 7058. GENERAL REQUIREMENTS As a condition of approval of a tentative map or tentative parcel map for a subdivision of land located between the Pacific Ocean shoreline and the nearest public road, the subdivider is required to protect all existing access to coastal resources, and if none exist, will be required to provide reasonable public access by fee title or easement from public highways to land below the ordinary high water mark on the coastline within or at a reasonable distance from the subdivision. Where the provision of safe access is not possible, the subdivider will be required to pay an in-lieu fee. SECTION 7059. LIMITATIONS The County will not deny either a tentative map or tentative parcel map, or a final or parcel map solely on the basis that the required access is not provided through or across the subdivision itself, if the County makes a finding that reasonable access is otherwise available within a reasonable distance from the subdivision and an in-lieu fee is to be paid. This finding shall be set forth on the face of the tentative map or tentative parcel map. SECTION 7060. STANDARD REQUIREMENTS 1. Factors Considered in Determining Access Requirements The type of public access and the level of improvement required of the subdivider

will be based on the policies of the Shoreline Access Component of the County’s Local Coastal Program. In particular, as prescribed in LCP Policy 10.30, the subdivider’s responsibility for the provision of access will be based on following factors: (a) the size and type of the subdivision; (b) the benefit to the subdivider; (c) the priority given to the type of development that the subdivision is intended to accommodate under the Local Coastal Program; and (d) the impact of the subdivision and subsequent development, particularly the burden the proposed subdivision/ development would place on the public right of access to and use of the shoreline.

2. Access or Fee Required

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a. A subdivider will be required to provide public access where the following shoreline destinations occur: (1) beaches which are large enough to provide space for easy retreat from normal tidal action, (2) bluffs which are large enough and of a physical character to accommodate safety improvements and which provide room for public use as a vista point, and (3) beaches and bluffs designated appropriate for public use in the Site Specific Recommendations for Shoreline Destinations Table (Table 10.6 of the Local Coastal Program).

b. Where lateral access areas/shoreline destinations occur, as described in

(a), above, public access will be required in accordance with the following: (1) For all minor land divisions, the subdivider will be required to grant

or dedicate vertical and/or lateral access to either a private group or a public agency which is acceptable to the County. Responsibility for improvement and maintenance of the access will be assumed by the public agency or private group to which access is granted.

(2) For all major subdivisions, the subdivider will be required to

dedicate or grant vertical and/or lateral access to a public agency or private group which is acceptable to the County. The subdivider may also be required to improve and maintain such access.

(3) Any access provided shall be located so as to be safe from

flooding and shoreline erosion over the life of the development, based upon a realistic, science-based projection of sea level rise. Such projection shall coincide with the life of the development.

c. In areas where there are no shoreline destinations of the type described in

paragraph a, above, and it is not possible to provide public access due to physical constraints or public safety considerations, payment of an in-lieu fee will be required.

3. Standard Requirements for Access a. When Access is Required When public access is required pursuant to Section 7060.2, above, then a

dedication or grant of either an easement or fee interest will be requested from the subdivider as follows:

(1) If the land is to be used only to travel to and along the shoreline,

then grant/dedication of an easement only will be required; or

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(2) If the land is to be used for more intensive development of recreational facilities, then grant/dedication of fee interest will be required.

b. Grant or Dedication Whether a grant or dedication of land is required will be determined as

follows: (1) A grant of fee interest or easement will be required when a private

agency or association acceptable to the County is currently ready to accept the grant.

(2) An offer of dedication of a fee interest or easement will be required

when a public agency acceptable to the County is currently ready to accept the dedication.

(3) An irrevocable offer of dedication will also be required when no

agency or association is available to accept the access. Until the offer is accepted by a public agency or private association acceptable to the County, or the landowner consents, the dedicated accessway should not be open to the public.

(4) If any offer to dedicate is not accepted within the timeframes

prescribed in Section 7061.4.a. and b., as applicable, then an in-lieu fee shall be paid to the County for acquiring or improving access.

c. When Improvements are Required (1) When a subdivider is required to install access improvements for a

major subdivision, they will be in accordance with the Shoreline Access Component of the County’s Local Coastal Program.

(2) When shoreline access will be improved, maintained and operated

by the property owner, recorded deed restrictions that bind the owner and successors to allowing public access and recreation on specified portion of the property will be required as a means to insure that access will remain open to the public.

4. Standard Requirement for In-Lieu Fee When the payment of an in-lieu fee is required, the amount of the fee will be

based on the costs of access provision to other coastal land owners undertaking developments of a similar size and impact. In-lieu fees shall be

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commensurate with the requirements of Section 7060.2.b.(1) or (2), as applicable.

SECTION 7061. PROCEDURE FOR SECURING OCEAN SHORELINE ACCESS 1. Dedication by Statement on Final Map or Parcel Map Dedications of or offers to dedicate interests in real property for ocean shoreline

access must be made by a statement on the final map or parcel map, signed and acknowledged by all parties having record title interest in the real property being subdivided. Signatures of parties owning certain types of interest, as described in Section 66436 of the Map Act, may be omitted if their names and the nature of their respective interests are stated on the map.

2. Acceptance of Offers of Dedication a. The Board of Supervisors will accept, accept subject to improvement, or

reject an offer of dedication at the time of final or parcel map approval. The action taken will be stated on the map.

b. Acceptance of offers of dedication on a final map or parcel map will not be

effective until the final or parcel map or a resolution of acceptance is recorded in the Office of the County Recorder.

c. The County’s acceptance of offers of dedication shall not, in and of itself,

constitute an agreement by the County to assume responsibility for improvement or maintenance.

3. County to Record Certificate for Dedications If property is dedicated in fee for public purposes, or for making public

improvements or constructing public facilities, other than for open space, parks, or schools, the County shall record a certificate with the County Recorder as specified in Section 7040.3.

4. Rejected Offers to Remain Open; Termination of Rejected Offers a. In the case of any subdivision fronting upon the ocean coastline, the offer

of dedication of public access route or routes from public highways to land below the ordinary high water mark (vertical access), shall be accepted by the Board of Supervisors within three (3) years after the approval of the final or parcel map.

b. Other offers of dedication for ocean shoreline access including, but not

limited to, lateral access shall be accepted by the Board of Supervisors

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within twenty-one (21) years after the approval of the final map or parcel map.

c. Offers of dedication which are not accepted within the time limits specified

in (a) and (b), above, will be deemed abandoned. 5. Transfer of Dedicated Access Routes Any ocean shoreline access route provided by a subdivider as required by this

article may be, at any time and by mutual consent, conveyed or transferred to any State or local agency by the group or agency to which the route has been dedicated. The conveyance or transfer shall be recorded with the County Recorder.

6. Grants A grant of easement or fee interest for ocean shoreline access as required by

this article shall be made by a separate instrument, in a form acceptable to County Counsel. The instrument must accurately describe and convey the land being offered for access to a private agency or association acceptable to the County. It must be signed by all parties that have an interest in the land conveyed and be executed by the accepting agency or association. The grant instrument must be recorded concurrently with the final or parcel map of the subdivision.

a. If a subdivider is required to make a dedication for specified public

purposes on a final map, the Advisory Agency shall specify whether the dedication is to be in fee for public purposes or an easement for public purposes.

b. If the dedication is required to be in fee for public purposes, the subdivider

shall include the following language in the dedication clause on the final map or any separate instrument:

"The real property described below is dedicated in fee for public purposes: (here insert a description of the dedicated property that is adequate to convey the property)."

c. If the dedication is required to be an easement for public purposes, the

subdivider shall include the following language in the dedication clause on the final map or any separate instrument: "The real property described below is dedicated as an easement for public purposes: (here insert a description of the easement that is adequate to convey the dedicated property)."

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7. In-Lieu Fees a. Fees will be paid directly to the County Planning Community

Development Director. b. The County will deposit the collected fee into the County Coastal Access

Acquisition and Improvement Fund. Fund monies will be expended to acquire and develop important access trails and shoreline destinations in accordance with the priorities established by Table 10.5 of the LCP Shoreline Access Component.

c. The fees collected will be committed within five years of payment or, if the

fees have not yet been committed, the County will make findings confirming the purpose to which the fee is to be put and demonstrating the reasonable relationship between the amount of the fee and its purpose. If these findings cannot be made, the fees will be refunded to the property owners in the subdivision on a pro rata basis.

ARTICLE 8. ACCESS TO BAY SHORELINE OR PUBLICLY OWNED LAKES AND RESERVOIRS SECTION 7062. GENERAL REQUIREMENTS 1. As a condition of approval of a tentative map or tentative parcel map for a

subdivision of land fronting on San Francisco Bay, the subdivider will be required to provide reasonable public access by fee or easement from public highways to land below the ordinary high water mark on any bay shoreline within or at a reasonable distance from the subdivision.

2. As a condition of approval of a tentative map or tentative parcel map for a

subdivision of land fronting on any lake or reservoir which is owned in part or entirely by any public agency, including the State, the subdivider will be required to provide public access from public roads to any water of the lake or reservoir upon which the subdivision borders, either within or at a reasonable distance from the subdivision.

SECTION 7063. LIMITATIONS 1. The County will not deny either a tentative map or tentative parcel map solely on

the basis that the required access otherwise required by this article is not provided through or across the subdivision itself, if the County makes a finding that public access is otherwise available within a reasonable distance from the subdivision. This finding shall be written on the face of the tentative map or tentative parcel map.

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2. The subdivider will not be required to improve any access route(s) that is primarily for the use or benefit of non-residents of the subdivision.

SECTION 7064. STANDARD REQUIREMENTS Dedicated access routes must be of sufficient size and located so as to provide safe public access to land below the ordinary high water mark of the bay or to any water of a publicly owned lake or reservoir. In determining reasonable access requirements for each subdivision, the County will consider the following: 1. That access may be by highway, foot trail, bike trail, horse trail, or any other

means of travel; 2. The size of the subdivision; 3. The type of shoreline and the various appropriate recreational, educational, and

scientific uses, including, but not limited to, swimming, diving, fishing, boating, walking and scientific exploration;

4. The likelihood of trespass on private property and reasonable means of avoiding

such trespasses; and 5. In the case of access to San Francisco Bay, any applicable policies or

regulations of the San Francisco Bay Conservation and Development Commission (BCDC).

SECTION 7065. PROCEDURE FOR DEDICATING ACCESS TO BAY SHORELINE OR TO PUBLICLY OWNED LAKES OR RESERVOIRS 1. Dedication by Statement on Final Map or Parcel Map Dedications of or offers to dedicate interests in real property for bay shoreline

access, or for access to any publicly owned lake or reservoir, must be made by a statement on the final map or parcel map, signed and acknowledged by all parties having record title interest in the real property being subdivided. Signatures of parties owning certain types of interest, as described in Section 66436 of the Map Act, may be omitted if their names and the nature of their respective interests are stated on the map.

2. Acceptance of Offers of Dedication a. The Board of Supervisors will accept, accept subject to improvement, or

reject an offer of dedication at the time of final or parcel map approval. The action taken will be stated on the map.

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b. Acceptance of offers of dedication on a final map or parcel map will not be effective until the final or parcel map or a resolution of acceptance is recorded in the Office of the County Recorder.

c. The County’s acceptance of offers of dedication shall not, in and of itself,

constitute an agreement by the County to assume responsibility for improvement or maintenance.

3. County to Record Certificate for Dedications If property is dedicated in fee for public purposes, or for making public

improvements or constructing public facilities, other than for open space, parks, or schools, the County shall record a certificate with the County Recorder as specified in Section 7040.3.

4. Rejected Offers to Remain Open; Termination of Rejected Offers a. In the case of any subdivision fronting upon the bay shoreline, the offer of

dedication of public access route or routes from public highways to land below the ordinary high water mark shall be accepted by the Board of Supervisors within three years after the approval of the final or parcel map.

b. In the case of any subdivision fronting upon any lake or reservoir which is

owned in part or entirely by any public agency, including the State, the offer of dedication of public access route or routes from public highways to any water of such lake or reservoir shall be accepted by the Board of Supervisors within five years after the approval of the final map or parcel map.

c. Offers of dedication which are not accepted within the time limits specified

in (a) and (b), above, will be deemed abandoned. ARTICLE 9. AGRICULTURE PROTECTION IN THE PLANNED AGRICULTURAL DISTRICT SECTION 7066. GENERAL REQUIREMENTS As a condition of approval of a tentative map or tentative parcel map for any subdivision of land located within the Planned Agricultural District (PAD) and to comply with PAD requirements, the subdivider will be required to dedicate to the County an easement which limits the use of the land covered by the easement to certain agricultural and related uses. SECTION 7067. EXEMPTIONS

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Pursuant to LCP Policy 5.14b, the requirement to grant an agriculture protection easement does not apply to subdivisions that solely provide affordable housing, as defined in Section 70098. SECTION 7068. STANDARD REQUIREMENTS 1. Prerequisites to Subdivision Approval a. Master Land Division Plan Before filing a tentative map or tentative parcel map for any subdivision of

land in the zoned PAD, the subdivider must file a Master Land Division Plan (MLDP) in accordance with Section 6361 6364.A. of the County Zoning OrdinanceRegulations. The plan must demonstrate how the parcel will ultimately be divided according to the maximum density of development permitted in the district and which parcels will be used for agricultural and non-agricultural uses, if conversions are permitted. Subdivision may shall be permitted in phases, in which case all future subdivisions occurring on land for which a Master Land Division Plan has been approved must conform to that plan. However, MLDPs shall not be required for land divisions which solely provide affordable housing, as defined by LCP Policy 3.7.

b. Easements Required on Agricultural Parcels (1) As a condition of approval of a Master Land Division Plan which

designates agricultural and non-agricultural parcels as required, the residual agricultural parcels shall be restricted to agricultural and related uses by an easement. Specifically, the subdivider must dedicate to the County an easement containing a covenant with the County, running with the land in perpetuity, which limits the use of the land covered by the easement to agricultural and floricultural uses, agricultural and floricultural, non-residential accessory structures and uses, and farm labor housing, as defined in Section 70098. The covenant shall specify that, anytime after three (3) years from the date of recordation of the easement, land within the boundaries of the easement may be converted to other uses consistent with the definition of open space contained in Section 70098., upon the finding that changed circumstances beyond the control of the landowner or operator have rendered the land unusable for agriculture and upon approval by the State Coastal Commission of an LCP amendment changing the land use designation to open space as prescribed in Section 6364.B. of the County Zoning Regulations.

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(2) The phrase “uses consistent with the definition of open space” shall mean those uses specified in the Resource Management Zone (as in effect on November 18, 1980). Any additional land uses allowed on a parcel through modification of an agricultural use easement must recognize the site’s natural resources and limitations. Such uses do not include the removal of significant vegetation (except for renewed timber harvesting activities consistent with the policies of the LCP) or any significant alterations to the natural landforms.

c. Agricultural Land Management Plan For parcels twenty (20) acres or more in size before a subdivision

application is filed, the applicant must file an Agricultural Land Management Plan (ALMP) demonstrating how, if applicable, the agricultural productivity of the land will be fostered and preserved in accordance with the requirements of Sections 6350 and 6355 of the County Zoning Ordinance Regulations.

2. Conditions on Subdivision Approval a. Consistency With Master Land Division Plan and Agricultural Land

Management Plan Any subdivision of land in the PAD for which a MLDP and an ALMP, if

applicable, have been approved must be consistent with such plan(s). The easement covering agricultural parcels required by the MLDP must be clearly and accurately shown on the tentative map or tentative parcel map filed for the proposed subdivision.

b. Map and Deed Notice When a parcel on or adjacent to agricultural land is subdivided, the

following statement must be included as a condition of approval on all final maps and parcel maps, and in each parcel deed:

“This subdivision is adjacent to property utilized for agricultural

purposes, and residents of the subdivision may be subject to inconvenience or discomfort arising from the use of agricultural chemicals, including herbicides, pesticides, and fertilizers; and from the pursuit of agricultural operations, including plowing, spraying, pruning and harvesting, which occasionally generate dust, smoke, noise and odor. San Mateo County has established agriculture as a priority use of productive agricultural lands and residents of adjacent property should be prepared to accept such inconvenience or discomfort from normal, necessary farm operations.”

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SECTION 7069. PROCEDURE FOR DEDICATING AGRICULTURAL EASEMENT Dedications of or offers to dedicate interests in real property for agricultural preservation shall be made in accordance with Section 7040. ARTICLE 10. OPEN SPACE PRESERVATION IN THE RESOURCE MANAGEMENT/COASTAL ZONE DISTRICT SECTION 7070. GENERAL REQUIREMENTS As a condition of approval of a tentative map or parcel map for any subdivision of land within the Resource Management/Coastal Zone District (RM/CZ), the subdivider will be required to dedicate to the County a conservation/open space easement which limits the use of the land covered by the easement to certain uses that are consistent with open space and the conservation of natural resources. SECTION 7071. EXEMPTION Pursuant to LCP Policy 1.9b, the requirement to grant a conservation/open space easement does not apply to subdivisions that solely provide affordable housing, as defined in Section 70098. SECTION 7072. STANDARD REQUIREMENTS 1. Prerequisites to Subdivision Approval Before filing a tentative map or tentative parcel map for any subdivision of land in

the RM/CZ District, the maximum density of development of the parent parcel(s) must be determined in accordance with the criteria set forth in Section 6906 of the County Zoning OrdinanceRegulations. Any tentative map or tentative parcel map subsequently filed for parcels that have undergone the determination of maximum density must be consistent with that determination with regard to density. In addition, the subdivision must be designed to meet the Development Review Criteria contained in Chapter 20A.2 of the County Ordinance Code Zoning Regulations including, but not limited to, the requirement that development be clustered to minimize disruption of the natural landscape and that use of land subject to hazards (e.g., fire, flooding, erosion) be limited or prohibited.

2. Easement Required on Residual Parcels As a condition of approval of a subdivision in the RM/CZ District, residual land

that is undevelopable due to the limitation of density or the presence of hazards must be restricted to open space uses by an easement containing a covenant with the County, running with the land in perpetuity, which limits the use of the

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land covered by the easement to uses consistent with the definition of open space provided in this article.

SECTION 7073. PROCEDURE FOR DEDICATING CONSERVATION/OPEN SPACE EASEMENT Dedications of or offers to dedicate interests in real property for open space preservation shall be made in accordance with Section 7040. ARTICLE 11. SCHOOL SITES SECTION 7074. GENERAL REQUIREMENTS As a condition of approval of a tentative map, a subdivider who develops or completes the development of one or more subdivisions within a school district that maintains an elementary school may be required to dedicate to the school district land needed for an elementary school site. SECTION 7075. LIMITATION AND EXEMPTION 1. In no case, may dedication of land be required in an amount which would make

development of the remaining land held by the subdivider economically infeasible or which would exceed the amount of land ordinarily allowed under the procedures of the State Allocation Board.

2. The requirement for elementary school site dedication does not apply to a

subdivider who has owned the land being subdivided for more than ten (10) years prior to the filing of the tentative map.

SECTION 7076. STANDARD REQUIREMENTS Dedications for elementary school sites shall be of sufficient size, location and type as necessary to meet the elementary school needs of the subdivision. Dedication requirements may also take into account anticipated growth in the area which can reasonably be expected to increase demand for school services in the future. The elementary school site dedication requirements will be determined by the Board of Supervisors in consultation with the school district providing elementary school service in the area of the subdivision. SECTION 7077. PROCEDURE FOR DEDICATION OF SCHOOL SITES 1. Offer and Acceptance of Dedication The requirement of dedication will be imposed at the time of approval of the

tentative map. If within thirty (30) days after the requirement of dedication is imposed by the County the school district does not offer, in writing, to enter into a

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binding commitment with the subdivider to accept the dedication, the requirement will be automatically terminated. If the school district does offer, in writing, to enter into a binding commitment, the required dedication may be accepted any time before, concurrently with, or up to sixty (60) days after the recording of the final map on any portion of the subdivision.

2. Repayment to Subdivider The school district will, if it accepts the dedication, repay to the subdivider or

successors the original cost to the subdivider of the dedicated land, plus a sum equal to the total of the following amounts:

a. The cost of any improvements made by the subdivider to the dedicated land since acquisition by the subdivider;

b. The taxes assessed against the dedicated land from the date of the school

district’s offer to enter into the binding commitment to accept the dedication;

c. Any other costs incurred by the subdivider in maintenance of the

dedicated land, including interest costs incurred on any loan covering the land.

3. Certificate to be Recorded a. The school district to which the property is dedicated will record a

certificate with the Office of the County Recorder. The certificate will contain the following information:

(1) The name and address of the subdivider dedicating the property. (2) A legal description of the real property dedicated. (3) A statement that the subdivider dedicating the property has an

option to repurchase the property if it is not used by the school district as a school site within ten (10) years after dedication.

(4) Proof of the acceptance of the dedication by the school district and

the date of the acceptance. b. The certificate must be recorded not more than ten (10) days after the

date of acceptance of the dedication. The subdivider will have the right to compel the school district to record the certificate, but until the certificate is recorded, any rights acquired by any third party dealing in good faith with the school district will not be impaired or otherwise affected by the option right of the subdivider.

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4. Option to Repurchase If the school district accepts the dedication, but the land is not used by the school

district as a school site within ten (10) years after dedication, the subdivider will have the option to repurchase the property from the district for the original amount paid.

ARTICLE 12. SUPPLEMENTAL IMPROVEMENT CAPACITY SECTION 7078. GENERAL REQUIREMENTS 1. As a condition of approval of a tentative map, the subdivider may be required to

install and dedicate to the public improvements for the subdivision’s benefit that contain supplemental size, capacity, number or length for the benefit of property not within the subdivision.

2. In the event the installation of supplemental improvements is required, the

County shall enter into an agreement with the subdivider to reimburse the subdivider for that portion of the cost of those improvements, including an amount attributable to interest, in excess of the construction required for the subdivision.

SECTION 7079. EXEMPTIONS The requirement to provide supplemental improvement capacity does not apply to minor subdivisions, as defined in Section 70098. SECTION 7080. STANDARD REQUIREMENTS The subdivider will be required to install oversize improvements to be used for immediate or future benefit of property not in the subdivision when, in the opinion of the Planning Community Development Director or the Director of Public Works, it is necessary: 1. To promote public health, safety, and welfare; and 2. To allow for orderly development of the area in accordance with the General

Plan. SECTION 7081. PROCEDURE FOR DEDICATION AND REIMBURSEMENT FOR SUPPLEMENTAL IMPROVEMENTS 1. Dedication Procedure a. Dedication by Statement on Final Map or Parcel Map

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(1) Dedications of or offers to dedicate interests in real property for roads or other specified public purposes must be made by a statement on the final map or parcel map, signed and acknowledged by all parties having record title interest in the real property being subdivided. Signatures of parties owning certain types of interest, as described in Section 66436 of the Map Act, may be omitted if their names and the nature of their respective interests are stated on the map.

(2) Offers of dedication of real property for street or public utility

easement purposes will not include any public utility facilities located on or under the real property, unless and only to the extent that an intent to dedicate the facilities is expressly declared in the statement.

b. Acceptance of Offers of Dedication (1) The Board of Supervisors will accept, accept subject to

improvement, or reject any offer of dedication at the time of final or parcel map approval. The action taken will be stated on the map.

(2) Acceptance of offers of dedication on a final map or parcel map will

not be effective until the final or parcel map or a resolution of acceptance is recorded in the Office of the County Recorder.

(3) The County’s acceptance of offers of dedication shall not, in and of

itself, constitute an agreement by the County to assume responsibility for improvement or maintenance.

c. County to Record Certificate for Dedications If property is dedicated in fee for public purposes, or for making public

improvements or constructing public facilities, other than for open space, parks or schools, the County shall record a certificate with the County Recorder as specified in Section 7040.3.

d. Rejected Offers (1) Rejected Offers to Remain Open At the time of final or parcel map approval, if any streets, alleys,

drainage or public utility easements are rejected subject to Section 771.010 of the Code of Civil Procedure, the offer(s) of dedication will continue to remain open. Without any further action by the subdivider, at any time the Board of Supervisors may by resolution rescind the rejection, and accept and open such dedications for

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public use. This acceptance will be recorded with the County Recorder.

(2) Termination of Rejected Offers Rejected offers of dedication that remain open as described in (1),

above, may be terminated and abandoned: (a) When the procedure prescribed for the summary vacation of

streets in Part 3 of Division 9 of the Streets and Highways Code is followed; or

(b) When an application for resubdivision or reversion to

acreage of a tract is filed, if the Board of Supervisors in approving the application finds that previously rejected dedications or offers of dedication are unnecessary for present or future public purpose, then such dedications or offers shall be terminated when the new final map or parcel map is recorded with the County Recorder.

2. Procedure for Reimbursement to Subdivider a. Reimbursement Agreement If the County requires the installation of improvements that have

supplemental size, capacity, number or length, the County will enter into a reimbursement agreement with the subdivider. The agreement will be of a form acceptable to County Counsel and will specify the amount of the reimbursement, which will be that portion of the improvements equal to the difference between the amount it would have cost to install such improvements to serve the subdivision only, and the actual cost of the improvements as determined by the Director of Public Works.

b. Methods of Payment Under Reimbursement Agreement In order to pay the costs as required by the reimbursement agreement, the

County may do any of the following: (1) Impose a use charge on persons, including public agencies, that

use the improvements; (2) Levy a charge upon the real property benefited outside the

subdivision; and (3) Establish local benefit districts to levy and collect charges or costs

from the outside property benefited.

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ARTICLE 13. STORM DRAINAGE AND SANITARY SEWER FACILITIES SECTION 7082. GENERAL REQUIREMENTS As a condition of approval of a tentative map or a tentative parcel map, the subdivider may be required to pay a fee to defray the actual or estimated costs of constructing storm drainage facilities and/or sanitary sewer facilities planned for local or neighborhood areas. SECTION 7083. LIMITATION Before a storm drainage or sanitary sewer fee may be imposed, the County must adopt an ordinance establishing such fees at least thirty (30) days prior to the filing of the tentative map or parcel map. In addition, the ordinance must meet the criteria set forth in Section 7084, below. SECTION 7084. CRITERIA FOR ENACTING A STORM DRAINAGE OR SANITARY SEWER FEE ORDINANCE An ordinance adopted by the Board of Supervisors to establish and impose storm drainage or sanitary sewer fees must meet the following criteria: 1. Reference to Storm Drainage or Sanitary Sewer Plan The ordinance must refer to a storm drainage or sanitary sewer plan that

conforms to the County General Plan and contains the following: a. A description of the drainage or sanitary sewer facilities planned, including

a map showing their location and the boundaries of the area they will serve; and

b. An estimate of the total costs of constructing the facilities. 2. Finding of Need for Facilities The ordinance must state that the Board of Supervisors finds that subdivision

and development of property within the planned local drainage or local sanitary sewer area will necessitate construction of the facilities described in the drainage or sanitary sewer plan.

3. Finding that Fees Are Fairly Apportioned The ordinance must state that the Board of Supervisors finds that fees are fairly

apportioned within the local drainage or local sanitary sewer area either on the basis of benefits conferred on property proposed for subdivision, or on the need

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for the facilities created by the proposed subdivision and development of other property within the area.

4. Fee Not to Exceed Pro Rata Share The ordinance must establish that the fee may not exceed the pro rata share of

the amount of the total actual or estimated costs of all facilities within the area, which would be assessable on such property if the costs were apportioned uniformly on a per-acre basis.

5. Facilities Are in Addition to Existing Facilities The ordinance must state that the drainage or sanitary sewer facilities to be

financed by the fees are in addition to existing facilities serving the area at the time the storm drainage or sanitary sewer facility plan was adopted.

SECTION 7085. PROCEDURE FOR PAYMENT OF STORM DRAINAGE OR SANITARY SEWER FEE 1. Collection of Fees a. Fees will be conveyed or paid directly to the County Director of Public

Works. If another local public agency is to provide the storm drainage or sanitary sewer facilities, the fees collected by the County may be conveyed to that agency.

b. Fees will be deposited by the County or other storm drainage or sanitary

sewer facility provider into a “planned local drainage facilities fund” or a “planned local sanitary sewer fund.” Separate funds will be established for each local drainage and sanitary sewer area.

2. Use of Fees a. Monies in planned local drainage or sanitary sewer facilities funds will be

expended solely for the construction or reimbursement for construction of local drainage or sanitary sewer facilities within the area from which the fees comprising the fund were collected. The fees may also be used to reimburse the County or other local public agency for the cost of engineering and administrative services to form the district and design and construct the facilities.

b. The County or other local public agency providing the storm drainage or

sanitary sewer facilities may advance money from its general fund to pay the costs of constructing such facilities and reimburse the general fund for such advances from the planned local drainage or sanitary sewer facilities

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fund for the local drainage or sanitary sewer area in which the facilities were constructed.

c. The County or other local public agency receiving fees pursuant to this

article may incur an indebtedness for the construction of drainage or sanitary sewer facilities, provided that the sole security for repayment of such indebtedness will be monies in the planned local drainage or sanitary sewer facilities fund for that area.

3. Disposition of Surplus Funds After completion of the facilities and the payment of all claims from any planned

local drainage facilities fund or any planned local sanitary sewer fund, the Board of Supervisors will determine by resolution the amount of the surplus, if any, remaining in any of those funds. Any surplus will be used for one or more of the following purposes:

a. For transfer to the general fund of the County, provided that the amount of

the transfer does not exceed five percent (5%) of the total amount expended from the particular fund, and provided that the funds transferred are used to support the operation and maintenance of those facilities for which the fees were collected;

b. For the construction of additional or modified facilities within the particular

drainage or sanitary sewer area; or c. As a refund in the manner provided in subsection 4 below. 4. Refund of Surplus Funds Any surplus funds remaining may be refunded as follows: a. Surplus funds may be refunded to the current owners of property for which

a fee was previously collected, in the same proportion which each individual fee collected bears to the total of all individual fees collected from the particular drainage or sewer area;

b. Where property for which a fee was previously collected has subsequently

been subdivided, each current owner of a parcel lot must receive a share of the refund in the same proportion that the area of each individual parcel lot bears to the total area of the property for which a fee was previously collected; and

c. Any remaining portion of the surplus which has not been paid to or

claimed by entitled persons within two years from the date either of the completion of the improvements, or the adoption by the Board of

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Supervisors of a resolution declaring a surplus, whichever occurs later, will be transferred to the general fund of the County.

ARTICLE 14. BRIDGES, AND MAJOR THOROUGHFARES, AND OTHER TRANSPORTATION FACILITIES SECTION 7086. GENERAL REQUIREMENTS As a condition of approval of a final map or the issuance of a building permit, the subdivider or applicant may be required to pay a fee to defray the actual or estimated costs of constructing bridges, or major thoroughfares, or other transportation facilities. SECTION 7087. LIMITATION Before bridge, or major thoroughfare, or other transportation facilities fees may be imposed, the County must adopt an ordinance establishing such fees at least thirty (30) days prior to the filing of the subdivision map or application for building permit. The ordinance must meet the criteria set forth in Section 7088, below. SECTION 7088. CRITERIA FOR ENACTING A BRIDGE, AND MAJOR THOROUGHFARE, AND OTHER TRANSPORTATION FACILITIES FEE ORDINANCE An ordinance adopted by the Board of Supervisors to establish and impose bridge and major thoroughfare fees must meet the following criteria: 1. Reference to the Transportation Chapter a. Bridges In the case of bridges, the ordinance must refer to the transportation or

flood control provisions of the Transportation Chapter of the General Plan that identify railways, freeways, waterways or canyons for which bridge crossings are required.

b. Major Thoroughfares In the case of major thoroughfares, the ordinance must refer to the

provisions of the Transportation Chapter of the General Plan which identify roads and streets as major thoroughfares.

c. Other Transportation Facilities In the case of other transportation facilities, the ordinance must refer to the

provisions of the Transportation Chapter of the General Plan, or other adopted plans and policies as may be applicable such as the Transportation Improvement Plan, Local Coastal Program, Connect the Coastside, and Climate Action Plan, that identify those

4.35

transportation facilities that are required to minimize the use of automobiles and minimize the traffic impacts of new development on existing roads.

2. Description of Bridges, or Major Thoroughfares, or Other Transportation Facilities

to be Constructed The ordinance must include a description of the bridge, or major thoroughfare, or

other transportation facilities to be constructed. Such bridges, or major thoroughfares, or other transportation facilities must be in addition to or a reconstruction of any existing bridge, or major thoroughfare, or other transportation facilities serving an area at the time the ordinance is adopted. In addition, the description of facilities to be constructed must include the following information:

a. Area of Benefit Boundaries (1) The area to benefit from the new facilities to be constructed must

be clearly defined. The area of benefit may include land or improvements in addition to the land or improvements which are the subject of any map or building permit application considered at the proceedings.

(2) All property within the area of benefit will be subject to the fee

requirement, payable as a condition of approval of a final map or parcel map, or as a condition of issuing a building permit for the property or portions of the property. Where the area of benefit includes lands not subject to the payment of fees pursuant to this article, the County will make provision for payment from other sources of the share of improvement costs apportioned to those lands.

b. Construction Cost Estimate (1) An accurate estimate of the costs of construction, as approved by

the Director of Public Works, must be included in the description. (2) The term “construction” as used in this article includes design,

acquisition of real property and/or right-of-way, administration of construction contracts, and actual construction on-site fabrication and/or assembly.

c. Method of Fee Apportionment (1) The method of fee apportionment must be described. The fee may

be apportioned to land within the area of benefit according to the

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degree of benefit conferred on such property or by such other method considered by the Board of Supervisors to be fair and reasonable.

(2) In the case of major thoroughfares, the method of fee

apportionment shall not provide for higher fees on land which abuts the proposed improvement except where the abutting property is provided direct usable access to the major thoroughfare.

3. Requirement for Public Hearing a. A public hearing is required prior to adoption of the ordinance by the

Board of Supervisors. If there is more than one area of benefit involved, a public hearing must be held for each area of benefit.

b. Notice for the public hearing must be given pursuant to Government Code

Section 65091 and will include preliminary information related to the boundaries of the area of benefit, estimated cost, and the method of fee apportionment. These issues must be discussed and established at the public hearing.

c. A description of the boundaries of the area of benefit, the costs, whether

actual or estimated, and the method of fee apportionment established at the hearing shall be incorporated in a resolution of the Board of Supervisors, a certified copy of which shall be recorded with the County Recorder.

4. Provision for Protest a. The ordinance must provide for written protests to be filed with the Clerk of

the Board prior to the close of the public hearing on the proposed bridge, or major thoroughfare, or other transportation facilities project.

b. If such a protest is filed by the owners of more than one-half of the area of

the property to be benefited by the improvement, and sufficient protests are not withdrawn so as to reduce the area represented to less than one-half of that to be benefited, then the proposed proceedings will be abandoned, and the Board of Supervisors will not, for one year from the filing of that written protest, commence or carry on any proceedings for the same improvement or acquisition under the provisions of this article.

c. If any majority protest is directed against only a portion of the

improvement, then all further proceedings under the provisions of this article to construct that portion of the improvement shall be barred for a period of one year, but the Board of Supervisors may commence new proceedings which exclude that part of the improvement or acquisition

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protested against. Nothing in this section prohibits the Board, within that one-year period, from commencing and carrying on new proceedings for the construction of a portion of the improvement protested against if it finds, by the affirmative vote of four-fifths of its members, that the owners of more than one-half of the area of the property to be benefited are in favor of going forward with that portion of the improvement or acquisition.

d. Nothing in this article precludes the processing and recordation of maps in

accordance with other provisions of the Subdivision Regulations if the proceedings are abandoned.

SECTION 7089. PROCEDURE FOR PAYMENT OF BRIDGE, AND MAJOR THOROUGHFARE, AND OTHER TRANSPORTATION FACILITIES FEES 1. Collection of Fees a. Fees will be conveyed or paid directly to the County Director of Public

Works. b. Fees will be deposited by the County in a planned bridge facility, or major

thoroughfare, or other transportation facilities fund. A fund will be established for each planned bridge facility, or each planned major thoroughfare project, or other planned transportation facilities project. If the benefit area is one in which more than one bridge, major thoroughfare, and/or other transportation facility is required to be constructed, a fund may be so established covering all of the bridge such projects in the benefit area.

2. Use of Fees a. Money in the fund will be expended solely for the construction of the

improvement serving the area to be benefited and from which the fees comprising the fund were collected, or to reimburse the County for the cost of constructing the improvement.

b. The County may advance money from the general fund or road fund to

pay the cost of constructing the improvements and may reimburse the general fund or road fund for any advances from planned bridge facility, or major thoroughfare, or other transportation facilities funds established to finance the construction of those improvements.

c. The County may incur an interest-bearing indebtedness for the

construction of bridge facilities, or major thoroughfares, or other transportation facilities. However, the sole security for repayment of that indebtedness must be monies in planned bridge facility, or major thoroughfare, or other transportation facilities funds.

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ARTICLE 15. GROUNDWATER RECHARGE FACILITIES SECTION 7090. GENERAL REQUIREMENTS As a condition of approval of a final or parcel map or the issuance of a building permit, the subdivider or applicant may be required to pay a fee to defray the actual or estimated cost of constructing recharge facilities for the replenishment of the underground water supply. SECTION 7091. LIMITATION Before a groundwater recharge facility fee may be imposed, the County must adopt an ordinance establishing such fees at least thirty (30) days prior to the filing of the tentative map or parcel map, or application for a building permit. In addition, the ordinance must meet the criteria set forth in Section 7092. SECTION 7092. CRITERIA FOR ENACTING A GROUNDWATER RECHARGE FACILITY FEE ORDINANCE An ordinance adopted by the Board of Supervisors to establish and impose groundwater recharge facility fees must meet the following criteria. 1. Reference to Groundwater Recharge Facility Plan a. Contents of Plan The ordinance must refer to a groundwater recharge facility plan that

contains the following: (1) A discussion of the availability of surface water in the area; (2) A description of the recharge facility planned for the area; (3) The boundaries of the area of benefit; (4) An estimate of the total cost of constructing the facilities planned;

and (5) A fair method of allocating the costs within the area of benefit and

the apportionment of fees within the area. b. Consultation With Water Agency In developing a groundwater recharge facility plan, the County will consult

with the water agency which furnishes water to the area to be benefited.

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The water agency must formally and in writing approve the plan before it is adopted by the County.

c. Procedure for Adopting Plan (1) Public Hearing Required; Notice (a) Before a groundwater recharge facility plan is adopted, a

public hearing will be held by the Board of Supervisors for the proposed area of benefit.

(b) Notice of the hearing will be given pursuant to Government

Code Section 65091 and will include preliminary information concerning the groundwater recharge facility plan including the proposed boundaries of the area of benefit, the availability of surface water, the planned facilities for the area of benefit, estimated costs, and the proposed method of fee apportionment. The proposal contained in the notice will be jointly prepared and agreed upon by the County and the water agency responsible for furnishing water to the proposed area of benefit. The water agency may participate in the hearings.

(2) Provision for Protest (a) If prior to the close of the public hearing, a written protest is

filed with the Clerk of the Board, by the owners of more than one-half of the area of the property to be benefited by the improvement, and sufficient protests are not withdrawn so as to reduce the area represented to less than one-half of the property to be benefited, then the proposed proceedings will be abandoned, and the Board of Supervisors will not, for one year from the filing of that written protest, commence or carry on any proceedings for the same improvement or acquisition under the provisions of this article.

(b) Any protests may be withdrawn in writing by the owner who

made the protest, at any time prior to the conclusion of a public hearing held on the plan.

(c) If any majority protest is directed against only a portion of the

improvement, then all further proceedings under the provisions of this section as to that portion of the improvement shall be barred for a period of one year. The Board of Supervisors, however, may commence new proceedings which do not include the area, acquisitions, or

4.40

improvements which were the subject of the successful protest. Nothing in this section prohibits the Board of Supervisors, within that one-year period, from commencing and carrying on new proceedings for that portion of the improvement protested against if it finds, by the affirmative vote of four-fifths of its members, that the owners of more than one-half of the area of the property to be benefited are in favor of going forward with that portion of the improvement or acquisition.

(3) Adoption of Plan (a) The plan, as adopted by the County and approved by the

water agency, will be incorporated in a resolution of the Board of Supervisors and a certified copy of the plan will be recorded with the County Recorder. The apportioned fees shall be applicable to all property within the area of benefit and shall be payable as a condition of approval of a final map or a parcel map, or as a condition of issuing a building permit for the property or portions of the property.

(b) Where the area of benefit includes lands not otherwise

subject to the payment of fees pursuant to this section, the Board of Supervisors will make provision for payment of the share of improvement costs apportioned to that land by other means.

2. Construction of Facilities a. Subsequent to the adoption of a plan, the County may do one of the

following with regard to the construction, operation and maintenance of the groundwater recharge facilities:

(1) The County may itself construct, operate or maintain the facilities; (2) The County may designate the water agency responsible for

furnishing water to the area of benefit as the agency to construct, operate or maintain the facilities; or

(3) The County may create another agency to construct, operate or

maintain the facilities as may be authorized by State law. In the event any agency other than the County is designated to construct,

operate or maintain the facilities, the services rendered will be pursuant to a written agreement entered into between the County and the other agency.

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b. Recharge facilities will not be constructed unless the water agency approves the design of the facilities to be constructed and has reached an agreement with the County establishing the terms and conditions under which the water will be furnished. If the water agency finds that the facilities have been constructed in accordance with the approved design, the agency shall furnish water for the groundwater recharge facilities.

c. If the water agency is an irrigation district or other entity obligated by law

to apportion water among the landowners within the area of benefit, the water agency will receive credit upon the obligation for any water delivered for groundwater recharge under the agreement and will be relieved of any further obligation to deliver the amount of water for which it has received such credit to the landowners or lands within that area.

d. Nothing contained in this section entitles the County or other local agency

to collect a fee from a landowner who presently receives and continues to receive and use his or her pro rata share of surface water from the agency responsible for that area, or from a landowner who has not applied for approval of a final or parcel map or a building permit.

SECTION 7093. COLLECTION OF FEES 1. Collection of Fees a. Fees will be paid directly to the County Director of Public Works. If

another local public agency is to provide the groundwater recharge facilities, the fees collected by the County may be conveyed to that agency.

b. Fees will be deposited by the County or other groundwater recharge

facility provider into a planned recharge facility fund. A separate fund will be established for each area of benefit.

2. Use of Fees a. Monies in such funds will be expended solely for the construction or

reimbursement for construction of the groundwater recharge facilities serving the area from which the fees comprising the fund were collected. The fees will not be expended to reimburse the cost of recharge facilities in existence prior to the adoption of the groundwater recharge facility plan for that area.

b. The County or other local agency providing the groundwater recharge

facilities may advance money from its general fund to pay the cost of constructing the improvement and may reimburse the general fund for

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those advances from planned recharge facility funds collected to finance the construction of these improvements.

c. The County or other local agency receiving fees pursuant to this article

may incur an indebtedness for the construction of recharge facilities, provided that the sole security for repayment of that indebtedness must be money in the planned recharge facility funds.

d. A credit for fees paid as authorized by this section will be applied against

any assessment levied by the County to construct the planned recharge facilities.

5.1

CHAPTER 5

EXCEPTIONS ARTICLE 1 - GENERAL PROVISIONS SECTION 7094. AUTHORIZATION TO GRANT EXCEPTION ARTICLE 2 - APPLICATION PROCEDURE FOR EXCEPTIONS SECTION 7095. APPLICATION; FEES; PROCESSING ARTICLE 3 - APPROVAL OF REQUEST FOR EXCEPTION; FINDINGS SECTION 7096. FINDINGS REQUIRED SECTION 7097. CONDITIONS

5.2

ARTICLE 1. GENERAL PROVISIONS SECTION 7094. AUTHORIZATION TO GRANT EXCEPTION The Advisory Agency, as specified in Section 70087, is authorized to grant exceptions to any of the design, and improvement or exaction requirements set forth in Chapters 3 or 4. In lieu of exceptions to the exaction requirements set forth in Chapter 4 there are “exemptions” or “limitations” included in those provisions. The granting of an exception is not a matter of right and in no event may such exception be granted unless the Advisory Agency is able to make the findings prescribed in Section 7096. ARTICLE 2. APPLICATION PROCEDURE FOR EXCEPTIONS SECTION 7095. APPLICATION; FEES; EXAPMLES OF EXCEPTIONS 1. An application for an exception shall be filed with the Planning Community

Development Director on such form as he/she shall prescribe and shall state fully the grounds for the exception, and any other data relevant to the findings set forth in Section 7096. The application shall be filed at the same time that the tentative map or tentative parcel map is filed, and shall be processed concurrently and in the same manner as prescribed in Chapter 2.

2. At the time the application is filed, the subdivider will be required to pay an

application processing fee as in the amount established by resolution of the most recent Planning Service Fee Schedule adopted by the Board of Supervisors.

3. Examples of Exceptions a. Exceptions to Parcel Design Requirements

Exceptions to the parcel design requirements contained in Section 7020.2 may be granted when site conditions or other circumstances exist including, but not limited to, the following:

(1) The parcels are located on contain or are adjacent to steep

hillsides, rivers, or creeks, wetlands, or springs, significant or heritage trees, or sensitive plant or wildlife habitat;

(2) The parcels are zoned to be used for commercial or industrial or

otherwise enforcibly restricted for nonresidential purposes; or

(3) The proposed development consists of clustered housing, townhomes, condominiums, or combinations thereof mixed-use development; or

(4) The site being subdivided is a corner lot as defined by Section

6102.55 of the Zoning Regulations (i.e., a lot not greater than

5.3

one hundred (100) feet in width and located at the junction of two (2) or more intersecting streets), is located outside of the Coastal Zone, and is outside of areas designated on the California Department of Forestry and Fire Protection’s Fire Severity Zone Maps as Very High Risk, High Risk, and Medium Risk within State Responsibility Areas and Very High Risk within Local Responsibility Areas.

b. Limitations on the Granting of Exceptions

(1) There shall be no exceptions to the design requirements for the special areas (ridgelines and skylines, flood hazard areas, and Geologic Hazard Overlay District) contained in Section 7021.

(2) Exceptions to the standard requirements for improvements

contained in Sections 7022, 7023, 7024, 7025, 7026, 7027, and 7028 may be granted when unique site conditions or other circumstances exist that justify approval of the exception, provided such exception and will advance implementation of General Plan policies and Zoning Regulations are reasonable and will achieve the same level of efficacy as the corresponding standard requirements.

ARTICLE 3. APPROVAL OF REQUEST FOR EXCEPTION; FINDINGS SECTION 7096. FINDINGS REQUIRED The Advisory Agency, as specified in Section 70087, may grant an exception to the requirements of the Subdivision Regulations if the following findings are made: 1. That there are special circumstances or conditions affecting the property, or the

exception is necessary for the preservation and enjoyment of substantial property rights of the owner/subdivider;

2. That the exception enhances or is appropriate for the proper design and/or

function of the subdivision; and 3. That the exception facilitates or guarantees preservation of natural or

scenic resources, won’t negatively impact adequate infrastructure capacity, and will not have any adverse cumulative impacts; and

34. That the granting of the exception will not be detrimental to the public health,

safety or welfare or injurious to other property or uses in the area in which the property is situated.

SECTION 7097. CONDITIONS

5.4

Any exception may be granted subject to any reasonable conditions which are deemed necessary to achieve the purposes of the Subdivision Regulations.

6.1

CHAPTER 6

VESTING TENTATIVE MAPS ARTICLE 1 - GENERAL PROVISIONS SECTION 7098. PURPOSE ARTICLE 2 - RIGHTS CONFERRED BY A VESTING MAP SECTION 7099. RIGHT TO PROCEED IN ASCCORDANCE

WITH SPECIFIED STANDARDS SECTION 7039. STANDARD REQUIREMENTS SECTION 7100. RIGHT TO CONDITION APPROVALS ARTICLE 3 - REQUIREMENTS FOR VESTING TENTATIVE MAPS SECTION 7101. APPLICATION REQUIREMENTS; FORM AND

CONTENT OF VESTING TENTATIVE MAPS SECTION 7102. PROCEDURE FOR FILING AND STAFF

REVIEW OF VESTING TENTATIVE MAPS SECTION 7103. PROCEDURE AND CRITERIA FOR PUBLIC

REVIEW AND ACTION ON VESTING TENTATIVE MAPS

ARTICLE 4 - TIME LIMITS ON RIGHTS CONFERRED BY VESTING

TENTATIVE MAPS; EXTENSIONS SECTION 7104. RIGHTS TO EXPIRE UNLESSFINAL OR

PARCEL MAP APPROVED SECTION 7105. EXTENSIONS ARTICLE 5 - AMENDMENT OF VESTING TENTATIVE MAPS; SPECIAL

APPROVALS SECTION 7106. AMENDMENTS SECTION 7107. SPECIAL APPROVALS

6.2

ARTICLE 1. GENERAL PROVISIONS SECTION 7098. PURPOSE The purpose of this Chapter is to establish a procedure for the approval of vesting tentative maps that will provide certain statutorily vested rights to a subdivider as set forth in Article 2, below. ARTICLE 2. RIGHTS CONFERRED BY A VESTING TENTATIVE MAP SECTION 7099. RIGHT TO PROCEED IN ACCORDANCE WITH SPECIFIED STANDARDS 1. Applicable Standards Are Those in Effect When Application Determined

Complete In determining whether to approve or disapprove an application for a vesting

tentative map, the County shall apply only those ordinances, policies, and standards applicable to subdivisions that are in effect on the date the County determines that the application is complete pursuant to Government Code Section 65943. Approval or conditional approval of a vesting tentative map shall confer a vested right to proceed with development in substantial compliance with those ordinances, policies, and standards applicable to subdivisions that are in effect on the date the County determines that the application is complete.

2. Exceptions a. In the event Section 66474.2 of the State Government Code is repealed,

approval of a vesting tentative map shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies and standards applicable to subdivisions that are in effect at the time the vesting tentative map is approved or conditionally approved.

b. If the subdivision applicant requests changes in applicable ordinances,

policies or standards in connection with the same development project, any ordinances, policies, or standards adopted pursuant to the applicant’s request shall apply.

c. Section 7099.1, above, shall not apply if the County, before it has

determined an application for a vesting tentative map to be complete pursuant to Government Code Section 65943, has done both of the following:

(1) Initiated proceedings by way of ordinance, resolution, or motion;

and

6.3

(2) Published notice in the manner prescribed in subdivision (a) of Section 65090 containing a description sufficient to notify the public of the nature of the proposed change in the applicable general or specific plans, or zoning or subdivision ordinances.

Instead, if the County does both of the above, it may apply any

ordinances, policies, or standards applicable to subdivisions that are enacted or instituted as a result of those proceedings which are in effect on the date the County approves or disapproves the vesting tentative map.

3. Subdivider to Comply With State and Federal Law The rights conferred by this section shall relate only to the imposition by the

County of conditions or requirements created and imposed by local ordinances. Nothing in this section removes, diminishes, or affects the obligation of any subdivider to comply with the conditions and requirements of any state or federal laws, regulations, or policies and does not grant the County the option to disregard any state or federal laws, regulations, or policies.

SECTION 7100. RIGHT TO CONDITION APPROVALS 1. County May Condition Subsequent Approvals a. Notwithstanding Section 7099, the County may condition or deny a

subsequent permit, approval, extension, or entitlement if it determines any of the following:

(1) A failure to do so would place the residents of the subdivision or the

immediate community, or both, in a condition dangerous to their health or safety, or both.

(2) The condition or denial is required, in order to comply with state or

federal law. b. Consistent with Section 7100.1a, above, an approved or conditionally

approved vesting tentative map shall not prevent the County from imposing reasonable conditions on subsequent approvals or permits necessary for the development and authorized by the ordinances, policies, and standards described in Section 7099.

2. County to Protect Public Health and Safety This Chapter does not enlarge, diminish, or alter the types of conditions which

may be imposed by County on a development, nor in any way diminish or alter

6.4

the power of the County to protect against a circumstance dangerous to the public health or safety.

ARTICLE 3. REQUIREMENTS FOR VESTING TENTATIVE MAPS SECTION 7101. APPLICATION REQUIREMENTS; FORM AND CONTENT OF VESTING TENTATIVE MAPS 1. When a Vesting Tentative Map May be Filed a. In all cases where a tentative map or tentative parcel map is required or

authorized pursuant to the County Subdivision Regulations, an applicant for a subdivision may, at the applicant’s option, file a vesting tentative map. Such vesting tentative map shall be in a form specified in this section, and shall be subject to the provisions of this Chapter.

b. If a subdivider does not seek the rights conferred by this Chapter, the filing

of a vesting tentative map shall not be a prerequisite to any approval for any proposed subdivision, permit for construction, or work preparatory to construction.

2. Application Requirements; Form and Content a. Application Requirements Applications for review and approval of vesting tentative maps shall be

filed with the Planning and Building Division Department. Vesting tentative maps shall meet all of the application requirements for tentative maps as set forth in Section 7011.

In addition, at the time a vesting tentative map is filed, it shall have

conspicuously printed on its face the words “Vesting Tentative Map.” b. Additional Information Required for Vesting Tentative Map (1) When processing a vesting tentative map, the County may require

any information that relates to ordinances, resolutions, policies, or standards for the design, development, or improvement of the project upon which vested rights will be conferred.

(2) Additional information may also be required for a vesting tentative

map where necessary: (a) To permit the County to make the determination whether an

environmental impact report or negative declaration is

6.5

required pursuant to Section 21080 of the Public Resources Code (CEQA); or

(b) To comply with federal or state law. SECTION 7102. PROCEDURE FOR FILING AND STAFF REVIEW OF VESTING TENTATIVE MAPS A vesting tentative map application shall be filed and processed in the same manner as a tentative map or tentative parcel map, in accordance with Section 7012. SECTION 7103. PROCEDURE AND CRITERIA FOR PUBLIC REVIEW AND ACTION ON VESTING TENTATIVE MAPS Public review and action on a vesting tentative map application shall be in accordance with Section 7013. ARTICLE 4. TIME LIMITS ON RIGHTS CONFERRED BY VESTING TENTATIVE MAPS; EXTENSIONS SECTION 7104. RIGHTS TO EXPIRE UNLESS FINAL OR PARCEL MAP APPROVED The rights conferred by this Chapter shall expire if no final map or parcel map is approved prior to the expiration of the vesting tentative map. If the final or parcel map is approved, the rights conferred by this Chapter shall be subject to the periods of time set forth below: 1. The rights conferred by a vesting tentative map as provided by this Chapter shall

last for an initial time period of one year beyond the recording of the final or parcel map.

2. Where several final or parcel maps are recorded on various phases of a project

covered by a single vesting tentative map, the one year initial time period shall begin for each phase when the final or parcel map for that phase is recorded.

SECTION 7105. EXTENSIONS 1. At any time prior to the expiration of the initial time period provided by Section

7104, the subdivider may apply to the Advisory Agency for a one-year extension. If the Advisory Agency finds that the extension will have an adverse impact on the public health, safety or general welfare, then the request for extension shall be denied. The subdivider may appeal the denial directly to the Board of Supervisors in accordance with Section 7013.4.

6.6

2. The initial time period specified in Section 7104 shall be automatically extended by any time used by the County for processing a complete application for a grading permit, or for design or architectural review, if the time used by the County to process the application exceeds 30 days from the date that the application is determined to be complete.

3. If the subdivider submits a complete application for a building permit during the

initial time period specified in Section 7104, the rights conferred by this Chapter shall continue until the expiration of the building permit, or any extension of that permit granted by the County.

ARTICLE 5. AMENDMENT OF VESTING TENTATIVE MAPS; SPECIAL APPROVALS SECTION 7106. AMENDMENTS If the ordinances, policies, or standards described in Section 7099 are changed subsequent to the approval or conditional approval of a vesting tentative map, the subdivider, or his or her assignee, at any time prior to the expiration of the vesting tentative map, may apply for an amendment to the vesting tentative map to secure a vested right to proceed under the changed ordinances, policies, or standards. An application shall clearly specify the changed ordinances, policies, or standards for which the amendment is sought. SECTION 7107. SPECIAL APPROVALS 1. Effect of Inconsistent Zoning on a Vesting Tentative Map a. Whenever a subdivider files a vesting tentative map for a subdivision

whose intended development is inconsistent with the zoning ordinance in existence at that time, that inconsistency shall be noted on the map. The County may deny such a vesting tentative map or approve it conditioned on the subdivider, or his or her designee, obtaining the necessary change in the zoning ordinance to eliminate the inconsistency. If the change in the zoning ordinance is obtained prior to expiration of the vesting tentative map, the approved or conditionally approved vesting tentative map shall confer the vested right to proceed with the development in substantial compliance with the change in the zoning ordinance and the map, as approved.

b. The rights conferred by this section shall be for the time periods set forth

in Section 7104. 2. Exceptions to Standards May be Granted Notwithstanding any provision of this Chapter, a property owner or his or her

designee may seek subsequent approvals or permits for development which depart from the ordinances, policies, and standards described in Section 7099,

6.7

and the County may grant these approvals or issue these permits to the extent that the departures are authorized under applicable law.

7.1

CHAPTER 7

CONVERSION TO CONDOMINIUMS ARTICLE 1 - GENERAL PROVISIONS SECTION 7108. PURPOSE AND CONTENT ARTICLE 2 - CONVERSION PROHIBITED SECTION 7109. CONVERSION PROHIBITED

7.2

ARTICLE 1. GENERAL PROVISIONS SECTION 7108. PURPOSE AND CONTENT The purpose of this Chapter is to set forth the County’s requirements for the conversion of residential real property, including mobile home parks, into a condominium project, community apartment project or a stock cooperative project. ARTICLE 2. CONVERSION PROHIBITED SECTION 7109. CONVERSION PROHIBITED 1. No Application for Conversion Accepted In order to maintain the existing supply of rental housing and prevent

displacement of residents, no application for subdivision shall be accepted, filed, processed, reviewed, or approved for the conversion of residential real property, including mobile home parks, into a condominium project, a community apartment project or a stock cooperative project within the unincorporated area of San Mateo County until such time as:

a1. The vacancy rate, as determined each year by the State of California

Department of Finance (DOF) for all housing units in San Mateo County, has increased 1% or more from the January 1, 1981, DOF estimated vacancy rate of 3.15%, indicating that there is no longer a housing shortage in the County; and

b2. The Board of Supervisors amends this ordinance to permit and regulate

conversions.; or unless c3. The residents of a mobile home park petition to purchase their

mobile home park for purposes of converting it to resident ownership per Section 66427.5 of the Map Act and in compliance with Section 7009.4.a.(3).

2. Annual Report of Vacancy The Planning Director shall, on an annual basis, provide the Planning

Commission and Board of Supervisors with a status report of the vacancy rate for all housing units in San Mateo County as determined each year by the State of California Department of Finance.

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CHAPTER 8

REVERSIONS TO ACREAGE ARTICLE 1 - GENERAL PROVISIONS SECTION 7110. PURPOSE AND CONTENT OF THIS

CHAPTER ARTICLE 2 - REQUIREMENTS FOR REVERSIONS TO ACREAGE SECTION 7111. APPLICATION REQUIREMENTS; FORM AND

CONTENT SECTION 7112. PROCEDURE FOR FILING AND NOTICE OF

REVERSIONS TO ACREAGE SECTION 7113. PROCEDURE AND CRITERIA FOR PUBLIC

REVIEW AND ACTION ARTICLE 3 - ALTERNATIVE REVERSION PROCEDURES SECTION 7114. MERGER AND RESUBDIVISION WITHOUT

REVERSION SECTION 7115. MERGER OF PARCELS UNDER COMMON

OWNERSHIP WITHOUT REVERSION

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ARTICLE 1. GENERAL PROVISIONS SECTION 7110. PURPOSE AND CONTENT OF CHAPTER The purpose of this Chapter is to establish the County’s requirements and procedures for reverting subdivided real property to acreage. ARTICLE 2. REQUIREMENTS FOR REVERSIONS TO ACREAGE SECTION 7111. APPLICATION REQUIREMENTS; FORM AND CONTENT 1. Reversion Initiated by Board of Supervisors or Property Owners A reversion to acreage may be initiated by the Board of Supervisors on its own

motion or by petition of all of the owners of record of the real property within the subdivision.

2. Application Requirements If a reversion to acreage is initiated by the property owners, an application shall

be filed with the Planning and Building Division Department in accordance with Section 7011. However, in place of a tentative map or tentative parcel map as required by Section 7011.1.a., an application for reversion to acreage shall include a final map or parcel map which meets the requirements specified in Section 7014. The final or parcel map shall clearly delineate dedications which will not be vacated and will remain in effect, and dedications which are a condition to reversion. The map shall also be accompanied by evidence of non-use or lack or necessity of any streets or easements which are to be vacated or abandoned. The application shall include any additional data, as required by the Planning Community Development Director, which would enable the Board of Supervisors to make all of the determinations and findings required by this Chapter.

SECTION 7112. PROCEDURE FOR FILING AND NOTICE OF REVERSIONS TO

ACREAGE 1. Reversion Initiated by Board of Supervisors a. Prior to conducting a hearing or taking action on a reversion to acreage

initiated by the Board of Supervisors, the Planning Community Development Director shall mail by certified mail to all current record owners of the property a notice of reversion, notifying the owner(s) that the affected property is the subject of a proposed reversion to acreage pursuant to the standards specified in this article, and advising the owner(s) that a public hearing on the proposed reversion will be held by the Board of Supervisors not sooner than ninety (90) days from the date of

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the notice. Where there is an indication that the notice sent by certified mail may not have been received by the owner(s), the County shall further attempt to notify the current property owner(s) by any reasonable means available, and the public hearing on the proposed reversion to acreage will be held no sooner than one hundred twenty (120) days from the date of the notice.

b. In addition to the notice required pursuant to (a), above, notice of the

hearing on the proposed reversion to acreage shall be given in accordance with Section 7010.3.

2. Reversion Initiated by Property Owners An application for a reversion to acreage initiated by property owners shall be

filed and processed in the manner prescribed in Section 7012. The application shall be considered by the Board of Supervisors at a public hearing. Notice of the hearing shall be given in the time and manner specified in Section 7013.2.

a. Abandonment of an Environmental Subdivision by Reversion After recordation, a subdivider may abandon an environmental subdivision

only by reversion to acreage, provided all the following conditions exist: (1) None of the lots created by the environmental subdivision has been

sold or exchanged. (2) None of the lots are being used, set aside, or required for mitigation

purposes pursuant to Section 7013.3.c. (3) Upon abandonment and reversion to acreage, the easement for

biotic and wildlife purposes is extinguished. If the environmental subdivision is abandoned and reverts to acreage, all local, state, and federal requirements shall apply.

SECTION 7113. PROCEDURE AND CRITERIA FOR PUBLIC REVIEW AND ACTION 1. Required Findings and Conditions of Reversions a. Required Findings

Subdivided real property may be reverted to acreage only if the Board of Supervisors finds that:

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(1) Dedications or offers of dedication to be vacated or abandoned by the reversion to acreage are unnecessary for present or future public purposes; and

(2) Either: (a) All owners of an interest in the real property within the

subdivision have consented to reversion; or (b) None of the subdivision or site improvements required to be

made have been made within two (2) years from the date the final or parcel map was filed for record, or within the time allowed by agreement for completion of the improvements, whichever is the later; or

(c) No parcels lots shown on the final map or parcel map have

been sold within five (5) years from the date such map was filed for record.

b. Conditions Applicable to Reversions Initiated by Property Owners

(1) As conditions of a reversion to acreage initiated by property owners, the Board of Supervisors may require:

(a) Dedications or offers of dedication only if necessary for the

purposes specified by Chapter 4 of the County Subdivision Regulations.

(b) Retention of previously paid fees only if necessary to

accomplish the purposes of the Map Act, the County Subdivision Regulations or any other County regulations.

(c) Retention of any portion of required improvement security or

deposits only if necessary to accomplish the purposes of the Map Act or the County Subdivision Regulations.

(2) No tax bond shall be required in reversion proceedings.

2. Reversion Effective Upon Recording of Map A reversion to acreage shall be effective at the time the final map or parcel map

is filed for record by the County Recorder. All dedications and offers of dedication not shown on the map at the time of recording shall be of no further force or effect.

3. Return of Fees and Deposits/Release of Security

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When a reversion is effective, all fees and deposits shall be returned to the

current owner of the property and all improvement security released, except those retained pursuant to Section 7113.2b.

ARTICLE 3. ALTERNATIVE REVERSION PROCEDURES SECTION 7114. MERGER AND RESUBDIVISION WITHOUT REVERSION 1. Merger and Resubdivision Without Reversion Subdivided lands may be merged and resubdivided without reverting to acreage

by complying with all the applicable requirements for the subdivision of land as provided by the Map Act and the County Subdivision Regulations. Any streets or easements to be left in effect after the resubdivision shall be adequately delineated on the map.

2. Credit for Fees Previously Paid Any unused fees or deposits previously made pursuant to the County Subdivision

Regulations pertaining to the property shall be credited pro rata towards any requirements for the same purposes which are applicable at the time of resubdivision.

3. Recording of Map: Effect The final or parcel map shall be reviewed and approved by the County pursuant

to Section 7016 and transmitted to the County Recorder in accordance with Section 7017. The filing of the final map or parcel map shall constitute legal merging of the separate parcels into one parcel and the resubdivision of such parcel, and shall also constitute abandonment of all streets and easements not shown on the map. The real property shall thereafter be shown with the new parcel boundaries on the assessment roll.

SECTION 7115. MERGER OF PARCELS UNDER COMMON OWNERSHIP WITHOUT REVERSION Contiguous parcels under common ownership may be merged without reverting to acreage in accordance with Section 7123. An instrument evidencing the merger shall be recorded.

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CHAPTER 9

PARCEL MERGERS ARTICLE 1 - GENERAL PROVISIONS SECTION 7116. PURPOSE AND CONTENT SECTION 7117. AUTHORITY FOR MERGER ARTICLE 2 - REQUIREMENTS FOR PARCEL MERGERS AFTER JULY 1, 1984 SECTION 7118. CONDITIONS UNDER WHICH CONTIGUOUS

PARCELS MAY MERGE SECTION 7119. PROCEDURE FOR PARCEL MERGERS ARTICLE 3 - UNMERGER OF PARCELS SECTION 7120. REQUIREMENTS FOR UNMERGER; NO

NOTICE OF MERGER RECORDED PRIOR TO JANUARY 1, 1984

SECTION 7121. REQUIREMENTS FOR UNMERGER; NOTICE

OF MERGER RECORDED PRIOR TO JANUARY 1, 1984

SECTION 7122. CONDITIONS FOR CONTINUED MERGER

OF SPECIFIED PARCELS ARTICLE 4 - VOLUNTARY MERGERS SECTION 7123. VOLUNTARY MERGERS AUTHORIZED

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ARTICLE 1. GENERAL PROVISIONS SECTION 7116. PURPOSE AND CONTENT The purpose of this Chapter is to set forth the County’s requirements for the merger and unmerger of parcels. The provisions of this Chapter may be amended by the Board of Supervisors following compliance with the notice of adoption requirements of Section 66451.20 of the California Government Code. SECTION 7117. AUTHORITY FOR MERGER 1. Contiguous Parcels Not Deemed Merged Solely by Common Ownership Except as otherwise provided in this Chapter, two or more contiguous parcels or

units of land which have been created under the provisions of the Subdivision Map Act, any prior law regulating the division of land, or the County Subdivision Regulations, or which were not subject to such provisions at the time of their creation, shall not be deemed merged by virtue of the fact that such contiguous parcels or units are held by the same owner, and no further proceeding under the provisions of the Subdivision Map Act or the Subdivision Regulations shall be required for the sale, lease, or financing of such contiguous parcels or units, or any of them.

2. Authority for Merger Chapter 3, Article 1.5 of the Map Act and this Chapter shall provide the sole and

exclusive authority for County initiated merger of contiguous parcels. ARTICLE 2. REQUIREMENTS FOR PARCEL MERGERS AFTER JULY 1, 1984 SECTION 7118. CONDITIONS UNDER WHICH CONTIGUOUS PARCELS MAY MERGE 1. Criteria for Parcel Merger Contiguous parcels held by the same owner may be merged if any one of the

contiguous parcels does not conform to the standards for minimum parcel size set forth by the County Zoning Regulations, and if all of the following requirements are met:

a. The owner of the affected parcels has been notified of the proposed

merger as provided in Section 7119.2.a. and is given the opportunity for a public hearing as provided for in Section 7119.3.

ab. At least one of the affected parcels is not developed with any structure for

which a building permit was issued by the County, or for which a building

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permit was not required at the time of construction; or is developed only with an accessory structure or accessory structures; or is developed with a single structure, other than an accessory structure, that is also partially sited on a contiguous parcel or unit of land; and

bc. With respect to any affected parcel, one or more of the following

conditions exist: (1) Comprises less than five thousand (5,000) square feet in area at

the time of the determination of merger. (2) Was not created in compliance with applicable laws and ordinances

in effect at the time of its creation. (3) Does not meet current standards for sewage disposal and domestic

water supply. (4) Does not meet slope stability standards. (5) Has no legal access which is adequate for vehicular and safety

equipment access and maneuverability. (6) Its development would create health or safety hazards. (7) Is inconsistent with the County’s General Plan and any applicable

area plan, other than minimum parcel size or density standards.

c. The applicant has obtained a Certificate of Compliance the affected parcels.

2. Exceptions Section 7118.1bc, above, shall not apply if one of the following conditions exists: a. On or before July 1, 1981, one or more of the contiguous parcels or units

of land is enforceably restricted open-space land pursuant to a contract, agreement, scenic restriction, or open-space easement as defined as set forth in Section 421 of the Revenue and Taxation Code; or

b. On July 1, 1981, one or more of the contiguous parcels or units of land is

zoned TPZ or TPZ/CZ in accordance with Chapters 34 and 37, respectively, of the San Mateo County Zoning Regulations, or is subject to a Williamson Act (agricultural preserve) contract as defined in Section 51201(b) of the California Government Code; or

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c. On July 1, 1981, one or more of the contiguous parcels or units of land is located within two thousand (2,000) feet of the site on which an existing commercial mineral resource extraction use is being made, whether or not the extraction is being made pursuant to the use permit issued by the local agency; or

d. On July 1, 1981, one or more of the contiguous parcels or units of land is

located within two thousand (2,000) feet of a future commercial mineral extraction site as shown on the plan for which a use permit or other permit authorizing commercial mineral resource extraction has been issued by the County; or

e. Within the Coastal Zone, one or more of the contiguous parcels or units of

land has, prior to July 1, 1981, been identified or designated as being of insufficient size to support residential development and where the identification or designation has either (a) been included in the land use plan of the County’s Local Coastal Program, or (b) prior to the adoption of such land use plan, been made by formal action of the California Coastal Commission pursuant to the provisions of the California Coastal Act in a coastal development permit decision or in an approved land use plan work program or an approved issue identification on which the preparation of a land use plan pursuant to the provisions of the California Coastal Act is based.

3. Clarification of Terms Used in this Section a. For purposes of determining whether contiguous parcels are held by the

same owner, ownership shall be determined as of the date that the Notice of Intention to Determine Status is recorded.

b. For the purposes of this section, “mineral resource extraction” means gas,

oil, hydrocarbon, gravel, or sand extraction, geothermal wells, or other similar commercial mining activity.

SECTION 7119. PROCEDURE FOR PARCEL MERGERS 1. Recordation of Notice A merger of parcels becomes effective when the Planning Community

Development Director causes to be filed for record with the County Recorder a Notice of Merger specifying the names of the record owners and particularly describing the real property to be merged.

2. Notice of Intention to Determine Status

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a. Prior to recording a Notice of Merger, the Planning Community Development Director shall mail by certified mail to the current record owner of the property a Notice of Intention to Determine Status, notifying the owner that the affected parcels may be merged pursuant to the standards specified in this article, and advising the owner of the opportunity to request a hearing on determination of status and to present evidence at the hearing that the property does not meet the criteria for merger.

b. The Notice of Intention to Determine Status shall be filed for record with

the County Recorder on the date that notice is mailed to the property owner.

3. Hearing on Determination of Status a. At any time within thirty (30) days after recording of the Notice of Intention

to Determine Status, the owner of the affected property may file with the Planning Community Development Director a request for a hearing on determination of status. Where there is an indication that the notice sent, pursuant to Section 7119.2, may not have been received by the owner, the owner shall have an additional thirty (30) days to request a hearing. During that time the County shall further attempt to notify the owner by any reasonable means available.

b. Upon receiving a request for a hearing on determination of status from the

owner of the affected property pursuant to (a), above, the Planning Community Development Director shall fix a time, date and place for the hearing, and shall so notify the property owner by certified mail. The hearing shall be conducted not more than sixty (60) days following receipt of the property owner’s request for the hearing, but may be postponed or continued with the mutual consent of the County and the property owner.

c. At the hearing, the property owner shall have the opportunity to present

any evidence that the affected property does not meet the standards for merger as specified in this article. At the conclusion of the hearing, the Planning Community Development Director shall make a determination that the affected parcels are to be merged or are not to be merged and shall so notify the owner of his or her determination.

4. Determination of Merger or Non-Merger a. If the Planning Community Development Director determines that

parcels should be merged, a Notice of Merger shall be recorded within thirty (30) days after the conclusion of the hearing.

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b. If in accordance with the above procedures the Planning Community Development Director determines that the subject property shall not be merged, a release of the Notice of Intention to Determine Status shall be recorded and a clearance letter shall be mailed to the then current owner of record.

c. The decision of the Planning Community Development Director may be

appealed in accordance with Section 7013.4. 5. Procedure When No Hearing Requested If, within the sixty (60) day period specified in Section 7119.3a, the owner does

not file a request for a hearing, the Planning Community Development Director may, thereafter, make a determination that the affected parcels are to be merged or are not to be merged. When no hearing is requested, a Notice of Merger shall be recorded no later than ninety (90) days following the mailing of the Notice of Intention to Determine Status.

ARTICLE 3. UNMERGER OF PARCELS SECTION 7120. REQUIREMENTS FOR UNMERGER; NO NOTICE OF MERGER RECORDED PRIOR TO JANUARY 1, 1984 The provisions of this section shall apply only to parcels which have merged prior to January 1, 1984, and for which a Notice of Merger was not recorded on or before January 1, 1984. 1. Application Requirements A written request for unmerger shall be filed with the Planning and Building

Division Department. The request shall be signed by all owners of the property and accompanied by any such data, documents or maps as may be required by the Planning Community Development Director to establish proof of ownership and to illustrate or legally describe the parcels to be unmerged.

In addition, the application shall be accompanied by a fee in the amount

established by the most recent Planning Service Fee Schedule adopted by the Board of Supervisors.

2. Criteria for Unmerger; No Notice of Merger Recorded Prior to January 1, 1984 Any parcels or units of land for which a Notice of Merger had not been recorded

on or before January 1, 1984, shall be deemed not to have merged if on January 1, 1984, the following two conditions are met:

a. The parcel meets each of the following criteria:

9.7

(1) Comprises at least five thousand (5,000) square feet in area. (2) Was created in compliance with applicable laws and ordinances in

effect at the time of its creation. (3) Meets current standards for sewage disposal and domestic water

supply. (4) Meets slope density standards. (5) Has legal access which is adequate for vehicular and safety

equipment access and maneuverability. (6) Development of the parcel would create no health or safety

hazards. (7) The parcel would be consistent with the applicable General Plan

and any applicable area plan, other than minimum parcel size or density standards.

b. And, with respect to such parcel, none of the conditions listed in Section

7118.2 exist. 3. Determination of Unmerger a. Based on information contained in the application submitted, the Planning

Community Development Director shall determine if the parcels meet the criteria set forth in Section 7120.2, above.

b. Upon a determination that the parcels meet the standards specified in

Section 7120.2, the Planning Community Development Director shall issue to the owner and record with the County Recorder a notice of the status of the parcels which shall identify each parcel and declare that the parcels are unmerged pursuant to this section.

c. If the Planning Community Development Director determines that the

parcels do not meet the criteria specified in Section 7120.2, above, the Planning Community Development Director shall issue to the owner and record with the County Recorder, a Notice of Merger as provided in Section 7119.1.

d. The decision of the Planning Community Development Director may be

appealed in accordance with Section 7013.4. SECTION 7121. REQUIREMENTS FOR UNMERGER; NOTICE OF MERGER RECORDED PRIOR TO JANUARY 1, 1984

9.8

The provisions of this section shall apply to parcels which have merged prior to January 1, 1984, for which a Notice of Merger was recorded on or before January 1, 1984, where the parcel owner contends that the criteria for merger under the merger ordinance in effect at the time of merger were not met. 1. Application Requirements A written request for unmerger shall be filed with the Planning and Building

Division Department. In addition to the application requirements set forth in Section 7120.1, the applicant shall submit evidence to support at least one of the criteria set forth in Section 7121.2, below.

2. Criteria for Unmerger; Notice of Merger Recorded Prior to January 1, 1984 Any parcels or units of land for which a Notice of Merger was recorded before

January 1, 1984, shall be deemed not to have merged if one of the following three facts is demonstrated:

a. That in fact there was no contiguity of ownership; b. That in fact the merged parcels met the minimum parcel size for the

zoning district at the time of merger; or c. That in fact there was a primary structure on a merged parcel for which a

building permit had been issued. 3. Determination of Unmerger a. Based on information contained in the application submitted, the Planning

Community Development Director shall determine if the parcels meet the criteria set forth in Section 7121.2, above.

b. Upon a determination that the parcels meet the criteria specified in

Section 7121.2, above, the Planning Community Development Director shall issue to the owner and record with the County Recorder a notice of the status of the parcels which shall identify each parcel and declare that the parcels are unmerged pursuant to this section.

c. If the Planning Community Development Director determines that the

parcels do not meet the criteria specified on Section 7121.2, above, the parcels shall remained merged in accordance with the Notice of Merger recorded.

d. The decision of the Planning Community Development Director may be

appealed in accordance with Section 7013.4.

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SECTION 7122. CONDITIONS FOR CONTINUED MERGER OF SPECIFIED PARCELS If any parcels or units of land merged under a valid local merger ordinance which was in effect prior to January 1, 1984, but for which a Notice of Merger had not been recorded before January 1, 1988, and one or more of the merged parcels or units of land is within one of the categories specified in paragraphs (a) to (e), inclusive, of Section 7118.2, the parcels or units of land shall continue to be merged subject to the provisions for unmerger contained in State Government Code Sections 66451.301 and 66451.302. ARTICLE 4. VOLUNTARY MERGERS SECTION 7123. VOLUNTARY MERGERS AUTHORIZED Pursuant to Government Code Section 66499.20.3 3/4, upon request of the legal owner of contiguous parcels, the Planning Community Development Director may approve the merger of the parcels without reverting to acreage. 1. Application Requirements A written request for voluntary merger shall be filed with the Planning and

Building Division Department. The request shall be signed by all owners of the property and accompanied by any such data, documents or maps as may be required by the Planning Community Development Director to establish proof of ownership, parcel legality, and to illustrate or legally describe the proposed merger configuration. In addition, the application shall be accompanied by a fee in the amount established by the most recent Planning Service Fee Schedule adopted by the Board of Supervisors.

2. Criteria for Review and Action The Planning Community Development Director shall approve the application

for merger if the merger of parcels will not result in a greater density of development than that which is currently allowed by the County Zoning Regulations.

3. Conditions; Recording of Notice of Merger a. In approving the request for merger, the Planning Community

Development Director may impose reasonable conditions.

b. Once the conditions of the merger have been satisfied, a Notice of Merger shall be recorded with the County Recorder. The form and content of the notice shall be as required by the Planning Community Development Director. The filing of the Notice of Merger shall constitute legal merger of the affected parcels.

10.1

CHAPTER 10

LOT LINE ADJUSTMENTS ARTICLE 1 - GENERAL PROVISIONS SECTION 7124. PURPOSE OF CHAPTER ARTICLE 2 - REQUIREMENTS FOR LOT LINE ADJUSTMENTS SECTION 7125. APPLICATION REQUIREMENTS; FORM AND

CONTENT SECTION 7126. CRITERIA AND PROCEDURE FOR REVIEW

OF LOT LINE ADJUSTMENT APPLICATION ARTICLE 3 - PROCEDURE AND CRITERIA FOR ACTION ON LOT LINE

ADJUSTMENT APPLICATION SECTION 7127. NOTIFICATION AND DECISION BY

PLANNING COMMUNITY DEVELOPMENT DIRECTOR

SECTION 7128. CONDITIONS

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ARTICLE 1. GENERAL PROVISIONS SECTION 7124. PURPOSE OF CHAPTER The purpose of this Chapter is to set forth the County’s requirements and procedures for lot line adjustments. All lot line adjustments, as defined in Section 70098., are subject to approval by the County pursuant to this Chapter consistent with Section 66412(d) of the Map Act. ARTICLE 2. REQUIREMENTS FOR LOT LINE ADJUSTMENTS SECTION 7125. APPLICATION REQUIREMENTS; FORM AND CONTENT 1. Application Requirements Applications for review and approval of lot line adjustments shall be filed with the

Planning and Building Division Department. The application shall include the following:

a. Lot Line Adjustment Site Plan Five (5) copies of a site plan showing the proposed lot line adjustment

prepared in accordance with Section 7125.2. In addition, one reduced (8 1/2" x 11") copy of the site plan shall be submitted. In addition, a site plan shall be submitted in a digitized format.

b. Application Form A completed application form as required by the Planning Community

Development Director. c. Environmental Information Disclosure Form A completed Environmental Information Disclosure Form, available from

the Planning Division. d. Title Report A preliminary title report of each parcel involved showing the legal owners

at the time of filing the lot line adjustment application, and all easements, encumbrances, and other reservations of record affecting the property.

e. Owner’s Concurrence Proof of the owners interest in the property and concurrence with the

application for lot line adjustment.

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f. Notification MaterialsParcel Legality Property owner notification materials, including a list of the names and

mailing addresses of the owners of all properties that are:Evidence, as required by the Community Development Director, that the lots involved have been legally created.

(1) Adjacent to the properties involved in the lot line adjustment; and (2) Adjacent to any private road serving the properties involved in the

lot line adjustment. g. Fees The fees for processing the lot line adjustment application, in accordance

with the most recent Planning Service Fee Schedule adopted by the Board of Supervisors.

2. Form and Content Requirements for Lot Line Adjustment Site Plans The lot line adjustment site plan shall meet the following requirements for form

and content: a. Not less than 8.5 x 11 inches in size, drawn in ink (or blueprint) to an

accurate scale; b. Existing property lines shown as solid lines, proposed property lines as

dashed lines; c. Existing easements, identified by their recording data; d. Date of map preparation, scale of map and north arrow included; e. Existing and proposed area of each parcel given in square feet if less than

one acre, in acres if one acre or larger; f. Location of existing structures and driveways shown, as well as the

location of potential building sites and driveways; g. Location of any septic tanks, drainfields and expansion areas, and the

location of any water wells and related water lines shown; h. Contour lines shown at no more than ten (10) foot intervals;

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i. Assessor’s parcel numbers and the names of all property owners for all parcels involved;

j. Name and address of preparer of site plan. 3. Special Requirements a. Where the average slope of the property involved in a lot line adjustment

exceeds twenty percent (20%), a Negative Declaration fee shall also be collected at the time of application.

b. For all lot line adjustments within the Coastal Zone, the filing of a Coastal

Development Permit Exemption Form Application and fee is required. c. For all lot line adjustments proposed within the Planned Agricultural

District (PAD), a Planned Agricultural Permit application will also be required.

SECTION 7126. CRITERIA AND PROCEDURE FOR REVIEW OF LOT LINE ADJUSTMENT APPLICATION 1. Criteria for Review of Lot Line Adjustment Review of a lot line adjustment application shall be limited to include a

determination of whether or not the parcels resulting from the lot line adjustment conform to the County General Plan and any applicable specific plan, the Local Coastal Program, and County zoning and building ordinances regulations. SpecificallyFor example, a lot line adjustment application shall be evaluated with regard to the following criteria:

a. Conformity with applicable General Plan, specific plan, LCP, and Zoning

and Building Regulations, although existing legal non-conforming situations may continue provided they are not aggravated by the lot line adjustment;

b. Suitability of building sites created by the lot line adjustment; c. Provision for adequate routine and emergency access; d. Provision for adequate water supply and sewage disposal.;

d. Avoiding or minimizing impacts upon scenic corridors, wetlands, coastal resources, or authorized coastal development.

2. Transmittal to Other Agencies for Comment

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Once the application for a lot line adjustment is accepted by the Planning and Building Division Department, the Planning Community Development Director will forward copies of the site plan and any relevant accompanying data and reports to other affected public agencies including the Departments of Public Works and Environmental Health, and each fire, utility and sanitation district having jurisdiction over the subject property. These agencies will be asked to review the lot line adjustment application and, within thirty (30) days, return their comments and any recommended conditions in writing.

3. Determination of Completeness Within thirty (30) days of application submittal, the Planning Community

Development Director shall notify the applicant in writing if the application is complete, or if additional information is required. Acceptance of the application as complete shall not preclude the County from requesting that any information submitted be clarified, amplified, corrected, or supplemented if necessary to determine compliance with State law or County regulations, nor does it signify that the map complies fully with the Subdivision Regulations.

4. Environmental Review The Planning Community Development Director will review the application,

including the Environmental Information Form, to determine if the project is exempt from CEQA. If the project is not exempt, an initial study will be conducted to determine whether a negative declaration may be issued or an Environmental Impact Report (EIR) will be required. Upon making this determination, the appropriate environmental document will be prepared as prescribed in the County’s CEQA Implementing Procedures.

ARTICLE 3. PROCEDURE AND CRITERIA FOR ACTION ON LOT LINE ADJUSTMENT APPLICATION SECTION 7127. NOTIFICATION AND DECISION BY PLANNING COMMUNITY DEVELOPMENT DIRECTOR 1. Planning Community Development Director to Act on Lot Line Adjustment

Application The Planning Community Development Director has the authority to approve or

deny a lot line adjustment application in accordance with this Chapter, except as provided in Section 7007.2.

2. Notification of Adjacent Property Owners Owners of properties adjacent to parcels involved in the lot line adjustment, and

owners of properties adjacent to any private road serving the properties involved

10.6

in the lot line adjustment shall be notified of the application for lot line adjustment at least ten (10) days prior to action on the application by the Planning Community Development Director.

3. Criteria for Decision by Planning Community Development Director Upon receipt of any recommendations from other agencies and/or comments

from the public, and upon completion of the Planning Community Development Director’s analysis of the application, the Planning Community Development Director shall render a decision on the lot line adjustment application. If the Planning Community Development Director determines that the parcels resulting from the adjustment will meet the criteria set forth in Section 7126.1, the application shall be approved. A letter of decision shall be sent, informing the applicant of the Planning Community Development Director’s decision and of the right of appeal in accordance with Section 7013.4.

SECTION 7128. CONDITIONS 1. Standard Condition for All Lot Line Adjustments a. For Parcels of Record Involving Parallel Line Adjustments Only For parcels of record that involve only parallel line adjustments, the

applicant will be required to submit legal deeds for the property to be transferred, completely signed and ready to record, and written legal descriptions of the entire new configuration of all parcels involved in the lot line adjustment. The deeds and legal descriptions reflecting the approved lot line adjustment shall be reviewed by the Department of Public Works prior to being filed for record with the County Recorder.

b. For Parcels Not of Record, Acreage, and Multi-Directional Adjustments In accordance with Section 8762 of the State Business and Professions

Code, for parcels not of record, acreage and lot line adjustments involving multi-directional adjustments, the applicant will be required to submit a Record of Survey map and numerical closure sheets for all parcels, in addition to the deeds and legal descriptions to be recorded as specified in Section 7128.1a, above.

c. Parcel Map Optional For those lot line adjustments described in Section 7128.1b, above, the

applicant has the option to record a parcel map in accordance with Article 3, Chapter 2 of the Subdivision Regulations, in lieu of submitting the items specified in Section 7128.1b. However, no parcel map, final map, or

10.7

tentative map shall be required as a condition to the approval of a lot line adjustment that has obtained all other required approvals.

2. Other Conditions When approving a lot line adjustment, the Planning Community Development

Director may impose conditions to ensure conformance with the Zoning or Building Regulations, or this Chapter, or which would facilitate the relocation of existing utilities, infrastructure, or easements.

3. Conditions of Approval to be Satisfied Prior to Recording of Deeds and Legal

Descriptions The deeds and legal descriptions shall not be recorded until all conditions of

approval have been met or bonded for as appropriate. The lot line adjustment shall be effective when the deeds and legal descriptions of the new parcels have been recorded. The Planning and Building department shall charge a recording fee, as set forth in the most recent fee schedule adopted by the Board of Supervisors, and record the deed and the lot line adjustment.

11.1

CHAPTER 11

ENFORCEMENT AND REMEDIES ARTICLE 1 - GENERAL PROVISIONS SECTION 7129. PURPOSE OF CHAPTER ARTICLE 2 - PROHIBITION, ENFORCEMENT, AND PENALTY SECTION 7130. PROHIBITED TRANSACTIONS SECTION 7131. ENFORCEMENT SECTION 7132. VIOLATIONS; PENALTIES ARTICLE 3 - CERTIFICATES OF COMPLIANCE AND OTHER REMEDIES SECTION 7133. DENIAL OF DEVELOPMENT PERMIT

APPROVALS SECTION 7134. LEGALIZATION OF PARCELS;

CERTIFICATES OF COMPLIANCE SECTION 7135. OTHER REMEDIES

11.2

ARTICLE 1. GENERAL PROVISIONS SECTION 7129. PURPOSE OF CHAPTER The purpose of this Chapter is to set forth the County’s provisions for enforcement of the Subdivision Regulations. ARTICLE 2. PROHIBITION, ENFORCEMENT AND PENALTY SECTION 7130. PROHIBITED TRANSACTIONS 1. No Sale, Lease or Finance Prior to Full Compliance a. No person shall sell, lease or finance any parcel or parcels of real property

or commence construction of any building for sale, lease or finance, except for model homes, or allow occupancy thereof, for which a final map or parcel map is required by the Map Act or by the County Subdivision Regulations, until the final or parcel map is in full compliance with the Map Act and the County Subdivision Regulations and has been filed for record by the County Recorder.

b. Conveyances of any part of a division of real property for which a final or

parcel map is required by the Map Act or the County Subdivision Regulations shall not be made by parcel or block number, initial or other designation, unless and until the final or parcel map has been filed for record by the County Recorder.

2. Exceptions a. Section 7130.1, above, does not apply to any parcel or parcels of a

subdivision offered for sale or lease, contracted for sale or lease, or sold or leased in compliance with or exempt from any law (including the County Subdivision Regulations), regulating the design and improvement of subdivisions in effect at the time the subdivision was established.

b. Nothing contained in Section 7130.1a, above, shall be deemed to prohibit

an offer or contract to sell, lease or finance real property, or to construct improvements thereon where the sale, lease or financing, or the commencement of construction is expressly conditioned upon the approval and filing of a final subdivision map or parcel map, as required under the Map Act.

c. Nothing in Sections 7130.1 and 7130.2(a) and (b) shall in any way modify

or affect the provisions of Section 11018.2 of the State Business and Professions Code which states that no person shall sell or lease, or offer

11.3

to sale or lease, any lots or parcels in a subdivision without first obtaining a public report from the State Real Estate Commission.

SECTION 7131. ENFORCEMENT 1. Notice of Intention to Record Notice of Violation Whenever the Planning Director County has knowledge that real property has

been divided in violation of the provisions of the Map Act or of the County Subdivision Regulations, he or she may mail by certified mail a “Notice of Intention to Record a Notice of Violation” shall be sent by certified mail to the current owner of record of the property. The notice shall:

a. Describe the real property in detail; b. Name the owner(s) of the property; c. State that an opportunity will be given to the owner to present evidence at

a meeting to be conducted by the Planning Community Development Director;

d. Specify a time, date, and place for the meeting at which the owner may

present evidence as to why the notice should not be recorded; e. Contain a description of the violations; and f. Contain an explanation as to why the subject property is not lawful under

Section 7131.3. 2. Meeting to Present Evidence; Decision by Planning Community Development

Director a. The meeting specified in Section 7131.1, above, shall take place no

sooner than 30 days and no later than sixty (60) days from date of mailing of the Notice of Intention to Record a Notice of Violation.

b. If, after the owner has presented evidence, it is determined that there has

been no violation, the County shall mail a clearance letter to the then current owner of record.

c. If, however, after the owner has presented evidence, the Planning

Community Development Director determines that the property has in fact been illegally divided, the Planning Community Development Director shall record the Notice of Violation with the County Recorder.

11.4

d. If, within fifteen (15) days of receipt of the Notice of Intention, the owner of the real property fails to inform the County of his or her objection to recording the Notice of Violation, the Planning Community Development Director shall record the Notice of Violation with the County Recorder.

e. Whenever the Planning Community Development Director determines

that a single division or a series of divisions by a land divider constitutes willful, knowledgeable violation of the Map Act or the County Subdivision Regulations, he or she shall refer the matter to the District Attorney.

f. The notice of violation, when recorded, shall be deemed to be constructive

notice of the violation to all successors in interest in such property. The County Recorder shall index the names of the fee owners in the general index.

3. Lawful Parcels Created Before March 4, 1972 For purposes of this section, a subject parcel shall be conclusively presumed to

have been lawfully created under any of the following circumstances: a. The parcel was created between July 20, 1945, and March 4, 1972, and

there was compliance with the County Subdivision Ordinance; or b. The parcel was created prior to August 15, 1946, and resulted from a

division of land in which fewer than five (5) parcels were created; or c. The parcel was created prior to March 4, 1972, and any subsequent

purchaser acquired that parcel for valuable consideration without actual or constructive knowledge of a violation of the Map Act or of the County Subdivision Ordinance. Owners of parcels or units of land purchased without knowledge of a violation, as described above, shall be required to obtain a Certificate of Compliance or a Conditional Certificate of Compliance pursuant to Section 7134 prior to obtaining a permit or other grant of approval for development of the parcel or unit of land. The presumption declared above shall not be operative when determining whether the parcel or unit of land complies with the provisions of the Map Act and the County Subdivision Regulations, as required pursuant to Section 7134.

SECTION 7132. VIOLATIONS, PENALTIES Each violation of this division the Map Act by a person who is the subdivider, or an owner of record at the time of the violation, of property involved in the violation shall be punishable by imprisonment in the County jail not exceeding one year or in the State prison, by a fine not exceeding ten thousand dollars ($10,000), or by both that fine and imprisonment. Every other violation of this division is a misdemeanor is subject to

11.5

those penalties set forth in Government Code Section 66499.31and applicable fines and remedies prescribed in Chapter 1.40 of the County Ordinance Code. ARTICLE 3. CERTIFICATES OF COMPLIANCE AND OTHER REMEDIES SECTION 7133. DENIAL OF DEVELOPMENT PERMIT APPROVALS ON NON-COMPLIANT PARCELS 1. Permits and Approvals to be Withheld by County a. No permit shall be issued or approval granted where such permit or

approval is necessary to develop any real property, where such property has been divided or has resulted from a division in violation of the provisions of the Map Act or of the County Subdivision Regulations, if the person or body having authority to issue such permit or grant such approval finds that development of such real property is contrary to the public health or safety.

b. The authority to deny such a permit or such approval shall apply whether

the applicant for such permit was the owner of record at the time of such violation or whether the applicant is either the current owner of record or a vendee of the current owner of record pursuant to a contract of sale of the real property with, or without, actual or constructive knowledge of the violation at the time of the acquisition of his or her interest in such real property.

2. Parcel Legality to be Determined by Planning Community Development

Director The applicant shall demonstrate to the satisfaction of the Community

Development Director that Compliance of any parcel complies with the Map Act and the County Subdivision Regulations shall be verified by the Planning Director prior to the issuance of any permit or grant of approval to:

a. Develop a previously undeveloped parcel; b. Increase residential density; or c. Significantly increase intensity of commercial, industrial or agricultural

uses. 3. Limitation on Conditions of Approval if Permit to Develop Granted If the person or body having authority to issue an approval or permit necessary to

develop any real property finds that development of such real property is not contrary to the public health or safety, such approval or permit may be granted

11.6

after the requirements of Section 7134 have been satisfied, subject only to those conditions which would have been applicable to the division of the property at the time the applicant acquired his or her interest in such real property, and which has been established at that time by the Map Act or by the County Subdivision Regulations, except as follows:

a. Where the applicant was the owner of record at the time of the initial

violation of the provisions of the Map Act or of the County Subdivision Regulations, who, by a grant of the real property created a parcel or parcels in violation of the Map Act or of the County Subdivision Regulations, and such person is the current owner of record of one or more of the parcels which were created as a result of the grant in violation of the Map Act or of the County Subdivision Regulations, then conditions may be imposed as would be applicable to a current division of the property.

b. If a Conditional Certificate of Compliance has been filed for record

pursuant to Section 7131.3, only such conditions stipulated in that certificate shall be applicable to parcel legality.

c. Compliance with the conditions of the Conditional Certificate of

Compliance is not required until the time which a permit or other grant of approval for development of the property is issued by the County.

SECTION 7134. LEGALIZATION OF PARCELS; CERTIFICATES OF COMPLIANCE No permit for development shall be issued until the parcel’s legal status has been determined, except as provided expressly below. In accordance with this section, any person owning real property or a vendee of that person pursuant to a contract of sale of the real property may request, and the County shall determine, whether the real property complies with the provisions of the Map Act and of the County Subdivision Regulations. The requested determination is a Certificate of Compliance. Certificates of Compliance may be either unconditional (Type A) or conditional (Type B). Application may be made to obtain a Certificate of Compliance to verify the legality of a parcel or to legalize a parcel. 1. Certificate of Compliance to Verify Parcel Legality (Government Code Section

66499.35(a)) a. Application Requirements Applications to obtain a Certificate of Compliance to verify the legality of a

parcel shall be filed with the Planning and Building Division. The application shall include the following:

11.7

(1) A completed application form as required by the Planning Director; (2) A complete Land Division History pursuant to Section 7134.1b,

below; (3) Fees in accordance with the Planning Service Fee Schedule

adopted by the Board of Supervisors.

b. Land Division History In order to determine whether or not a parcel complies with the Map Act

and the County Subdivision Regulations, the property owner shall undertake preparation of a land division history. To the extent possible, the land division history must trace the history of the subject parcel, and previous parcels of which it was a part, back to the last legal parcel or to its original creation. In order to establish the geographic limits and date of the land division in question, the land division history should include, for each parcel, the following information:

(1) Date created; (2) Deed reference; and (3) A map depicting the parcel boundaries. c. Parcel Determined to be Legal; Recording of Certificate of Compliance

(1) If, based on the land division history, the parcel is conclusively determined by the Planning Director to be in compliance with the provisions of the Map Act and the County Subdivision Regulations, the Planning Director shall cause a Certificate of Compliance to be filed for record with the County Recorder. The Certificate of Compliance shall identify the real property and shall state that the division of the property complies with applicable provisions of the Map Act and of the County Subdivision Regulations.

(2) A Certificate of Compliance shall also be issued for any “real

property which has been approved for development.” As used herein, “real property which has been approved for development” shall include the following:

(a) Real property with respect to which improvements have

been completed prior to the time a permit or grant of approval for development was required by any County ordinances in effect at the time of the improvement; or

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(b) Real property with respect to which improvements have been completed in reliance upon a permit or grant of approval issued by the County.

(3) A recorded final map or parcel map shall constitute a Certificate of

Compliance with respect to the parcels of real property described on the map.

(4) An official map prepared pursuant to Section 66499.52(b) of the

State Government Code shall constitute a Certificate of Compliance with respect to the parcels of real property described on the map and may be filed for record, whether or not the parcels are contiguous, so long as the parcels are within the same section, or, with the approval of the Director of Public Works, within contiguous sections of land.

d. Parcel Determined Not to be Legal If, based on the land division history, it is determined by the Planning

Director that the subject parcel does not comply with the provisions of the Map Act or of the County Subdivision Regulations, the Planning Director will cause a Conditional Certificate of Compliance to be issued, pursuant to Section 7134.2, below.

2. Conditional Certificate of Compliance to Legalize Parcel(s) (Government Code

Section 66499.35(b)) a. Application Requirements Applications to obtain a Conditional Certificate of Compliance to legalize a

parcel(s) shall be filed with the Planning and Building Division in accordance with Section 7011. In addition, the following shall also be required:

(1) A Land Division History pursuant to Section 7134.1b; (2) Complete legal descriptions and mathematical closure sheets for

each parcel. b. Procedure for Staff Review An application for a Conditional Certificate of Compliance shall be

processed in the manner prescribed in Section 7012. As part of his review, the Planning Director shall determine which of the following categories best describes the land division in question:

11.9

(1) Currently Conforming or Conforming at Time of Division This category represents procedural violation of the Map Act or the

County Subdivision Regulations, in that there was a failure to file a subdivision map. However, the land division conforms to general plan and zoning standards currently in effect or conformed to general plan and zoning standards in effect at the time the division occurred.

(2) Non-Conforming This category represents a substantive violation of the Map Act or

the County Subdivision Regulations, in that had a subdivision map been filed at the time of division, it would have been disapproved. The land division does not conform to either current general plan and zoning standards or those in effect at the time of division. Whenever the Planning Director determines that a land divider has willfully and knowledgeably violated the Map Act or the County Subdivision Regulations, he or she shall refer the matter to the District Attorney.

c. Procedure and Criteria for Public Review and Action (1) Planning Director to Conduct Public Hearing on Conditional

Certificate of Compliance An application for Conditional Certificate of Compliance shall be

considered by the Planning Director at a public hearing. Notice of the hearing shall be given in the time and manner specified in Section 7013.2.

(2) Conditions The Planning Director, at his discretion, may impose: (a) Any conditions which would have been applicable to the

division of the property at the time the applicant acquired his or her interest in the property, and which had been established at that time by the Map Act or the County Subdivision Regulations; except that

(b) Where the applicant was the owner of record at the time of

the initial violation of the provision of the Map Act or the County Subdivision Regulations, and the person is the current owner of record of one or more of the parcels which were created as a result of the grant in violation of the Map Act or County Subdivision Regulations, then the Planning

11.10

Director may impose any conditions which would be applicable to a current division of the property.

(c) Compliance with the conditions of the Conditional Certificate

of Compliance is not required until the time which a permit or other grant of approval for development of the property is issued by the County.

(3) Appeals The Planning Director’s action and the conditions imposed

may be appealed in accordance with Section 7013.4. d. Recording After expiration of the appeal period, the Conditional Certificate of

Compliance shall be checked for accuracy by the Director of Public Works and filed for record with the County Recorder. The Conditional Certificate of Compliance shall serve as notice to the property owner or vendee, who has applied for the Conditional Certificate of Compliance pursuant to this section, a grantee(s) of the property owner, or any subsequent transferee or assignee of the property that the fulfillment and implementation of these conditions shall be required prior to subsequent issuance of a permit or other grant of approval for development of the property.

1. Parcels and Development Not Requiring Certificate of Compliance

a. Lot Line-Adjusted Parcels

Where the boundary of a parcel has been altered pursuant to a County-approved and recorded lot line adjustment, said parcel need not be issued a Certificate of Compliance; however, an unconditional Certificate of Compliance (Type A) may be issued upon request by, and with a completed application from, the property owner.

b. Parcels Depicted on Approved Subdivision Maps

A parcel depicted as a lot on a subdivision map approved and recorded by the County on or after July 20, 1945 shall be deemed a legal lot without the need for issuance of any Certificate of Compliance.

c. Proposed Subdivisions and Proposed Lot Line Adjustments

Where a parcel is part of a currently proposed subdivision or lot line adjustment, said parcel shall not be subject to obtaining a Certificate of Compliance.

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d. The following forms of development may occur on parcels outside the Coastal Zone, when performed in full compliance with all other permitting requirements, without the need for the prior issuance of a Certificate of Compliance. Allowance of development under this subsection shall not be deemed a permit for a principally permitted use for purposes of this section. Nothing in this subsection shall be interpreted to authorize a form of development that would otherwise be prohibited by or require authorization under any other law, rule, ordinance or regulation.

(1) Application for subdivision, lot line adjustment, or merger (2) Non-structural forms of development (3) Habitat or environmental restoration (4) Structures not amounting to a principally permitted use in the

zoning district, such as fences, water wells, roads and other improvements deemed by the Community Development Director not to substantially alter the vacant condition of the land.

2. Determination of Conditional or Unconditional Certificates a. Previously or Currently Developed Parcels

Any parcel(s) currently developed or that had development which was subsequently demolished shall be issued an unconditional Certificate of Compliance (Type A) upon a complete application, provided that: (1) The development was a principally permitted use under the

zoning regulations in place on the property when the development first occurred; and

(2) Substantial development was performed in reliance upon a

building permit or was built prior to the County’s practice of issuing building or planning permits.

b. Parcels Depicted on Approved Subdivision Maps

(1) A parcel depicted as a lot on a subdivision map approved and recorded by the County prior to July 20, 1945 shall be issued a unconditional Certificate of Compliance (Type A) upon complete application demonstrating that the current parcel boundaries match those depicted on the approved subdivision

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map and the parcel was conveyed separately from adjoining lands prior to July 20, 1945.

(2) A parcel depicted as a lot on a subdivision map approved and recorded by the County prior to July 20, 1945 shall be issued a conditional Certificate of Compliance (Type B) upon a complete application demonstrating that the current parcel boundaries match those depicted on the approved subdivision map and the parcel was first conveyed separately from adjoining lands on or after July 20, 1945.

3. Application Requirements Applications for a Certificate of Compliance may request a determination of

the legal status of more than one parcel per application. All applications shall be filed with the Planning and Building Department and shall include the following:

a. A completed application form as required by the Community

Development Director;

b. A catalog of land divisions. Each parcel proposed for legalization shall have submitted, in separate application packets, a catalog of prior land divisions of the subject parcel, and previous parcels of which it was a part, from the present day back to the last legal parcel and at a minimum covering the timeframe back to July 20, 1945. In order to establish the location and date of each land division in question, the submittal shall be made substantially in a form provided by the Community Development Director, and shall include:

(1) The date of each transaction purportedly dividing the land,

along with the name(s) of the grantor and grantee; (2) A document reference to deed, maps or other document in the

official records of the County Recorder of such transaction;

(3) Legible reproductions of each deed, map, or other referenced document;

(4) A reproduction of the page of the Assessor’s map book for the

vicinity depicting the parcel boundaries resulting from each land division, and the boundaries of prior land divisions of the same land;

(5) A chain of title that traces, chronologically, the deed

conveyances of the subject parcel(s) (comprised of the

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original lot(s) of record) as well as all contiguous parcels (except those located across a public roadway or those already developed by the time of the application), starting from when the subject subdivision was first recorded up through present day.

c. Fees in accordance with the most recent Planning Service Fee

Schedule adopted by the Board of Supervisors. 4. Procedure and Standards for Staff Review An application for a Certificate of Compliance shall be processed as

follows: a. Planning staff shall evaluate the application to ascertain whether the

parcel’s history is such that it is entitled to a Certificate of Compliance by:

(1) Searching County property records to confirm the parcel’s

geographic location and physical configuration. (2) Comparing the legal description found in the County parcel

data to the legal description contained in the grant deed(s) listed in the chain of title submitted by the applicant.

b. If the chain of title establishes that the parcel in its current

configuration was first divided by any means from all adjacent land prior to July 20, 1945, or by other permissible means under the Map Act, staff shall prepare and record an unconditional Certificate of Compliance (Type A). In the Coastal Zone, a Certificate of Compliance (Type A) shall not require a Coastal Development Permit unless:

(1) the land division occurred after the effective date of coastal

permit requirements for such division of land (i.e., either under Proposition 20 or the Coastal Act of 1976; and

(2) a coastal development permit has not previously been issued

for such division of land.

c. If the chain of title establishes that the parcel in its current configuration was first divided from all adjacent lands subsequent to July 20, 1945, staff shall prepare, bring to hearing when necessary, and record a conditional Certificate of Compliance (Type B) after having proposed conditions of legalization, if necessary. In the Coastal Zone, a Certificate of Compliance (Type B) shall require a

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Coastal Development Permit per Policy 1.29 of the County’s Local Coastal Program.

(1) For substandard size parcels, where a chain of title shows that

the first separate conveyance of such a parcel would not have been allowed under the zoning district’s current minimum lot size requirements, a Certificate of Compliance (Type B), if issued, shall include a condition requiring said parcel to be merged with its parent parcel if under common ownership or, alternatively, a condition prohibiting new development on said parcel.

(2) For conforming parcels, where a chain of title shows that the first separate conveyance of such a parcel would have been in compliance with the County General Plan and Zoning Regulations in effect at the time or currently, a Certificate of Compliance (Type B) shall be issued without conditions, and such determination may be made without being brought to a hearing except in the Coastal Zone where a Coastal Development Permit is required per Policy 1.29 of the County’s Local Coastal Program.

d. Where an applicant seeks separate legalization for two or more

adjoining parcels and the chain of title indicates they have never been separately conveyed, staff shall not issue separate Certificates of Compliance, and the owner may either apply for a single Certificate of Compliance for the entirety of the contiguous ownership or may apply for a subdivision. If the owner applies for a single Certificate of Compliance, the parcels shall be considered merged upon approval of the Certificate of Compliance.

e. Previously Merged Parcels

Any parcel resulting from a merger, either voluntary or involuntary,

shall, upon complete application, be issued a Certificate of Compliance (Type A or Type B) for the parcel as merged.

Owners of previously merged parcels who wish to reestablish the

separate legal status of the original parcels may apply for unmerger and may not apply for a Certificate of Compliance for either of the original parcels.

f. Merging a Vacant Parcel with a Developed Parcel When merging an undeveloped parcel with a parcel developed with a

principally permitted use (per Section 7134.1.a.), the undeveloped

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parcel may be merged without the necessity of first obtaining a Certificate of Compliance if the merger application demonstrates that the applicant owns no adjoining properties and the merger does not result in a new division of land. The resulting parcel shall obtain the legal status of the previously developed parcel.

If the applicant owns adjoining parcels, and the merger as proposed

would result in a substandard parcel under the zoning in place on the property, as many contiguous parcels as necessary must be included in the merger to either achieve zoning compliance or decrease the zoning deficiency, in that order.

g. Proposed Development

Lot validity is required prior to issuance of development permits on the subject parcel. Applicants may apply for both Certificate of Compliance and development permit(s) simultaneously; however, no development permit shall be issued until a Certificate of Compliance is issued. Concurrent application is at the applicant’s risk.

5. Contents of Certificates of Compliance a. Type “A” (per Government Code Section 66499.35(a))

(1) The County-issued document granting approval of a Type A Certificate of Compliance shall contain the following:

(a) Applicant name(s) and address(es); (b) Assessor’s parcel number(s); (c) Legal description (lot and block from grant deed); (d) Copy of the parcel boundary map; and (e) A statement that the division of the property complies

with applicable provisions of the Map Act and of the County Subdivision Regulations.

(2) The Certificate of Compliance shall be signed by the Community

Development Director, notarized, and filed for record with the County Recorder as set forth in Section 7134.6.d. below.

a. Type “B” (per Government Code Section 66499.35(b))

(1) The County-issued document granting approval of a Type B Certificate of Compliance shall contain the following:

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(a) Applicant name(s) and address(es); (b) Assessor’s parcel number(s); (c) Legal description (lot and block from grant deed); (d) Copy of the parcel boundary map; (e) A statement that the division of the property complies

with applicable provisions of the Map Act and of the County Subdivision Regulations; and

(f) Condition(s) of approval as set forth in Section 7134.6.b.

below.

(2) The Certificate of Compliance shall be signed by the Community Development Director, notarized, and filed for record with the County Recorder.

6. Procedure for Public Review and Action a. Community Development Director to Conduct Public Hearing An application for a conditional Certificate of Compliance (Type B)

shall be considered by the Community Development Director, or his/her designee, at a public hearing. Notice of the hearing shall be given in the time and manner specified in Section 7013.2.

b. Conditions of Approval The Community Development Director, at his/her discretion, may

impose:

(1) Any conditions which would have been applicable to the division of the property at the time the applicant acquired his or her interest in the property; except

(2) Where the applicant was the owner of record at the time of the

initial violation of the Map Act or the County Subdivision Regulations and is the current owner of record of one or more of the parcels which were created as a result of the approval in violation of the Map Act or County Subdivision Regulations, then the Community Development Director may impose any conditions which would be applicable to a current subdivision of the property.

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(3) Compliance with the condition of a Conditional Certificate of

Compliance is not required until the time at which a building permit or other grant of approval for development of the property is issued by the County.

(4) In addition, the Community Development Director may defer

placing those conditions on a Certificate of Compliance which relate to future development of the property, such as access and utility improvements, to such time that specific development is proposed on the property.

c. Appeals The Community Development Director’s action and/or the conditions

imposed thereon may be appealed in accordance with Section 7013.4.

d. Recording After expiration of the appeal period, a Conditional Certificate of

Compliance shall be filed by Planning staff for record with the County Recorder. The Conditional Certificate of Compliance shall serve as notice to the property owner or vendee, who has applied for the Certificate of Compliance, a grantee(s) of the property owner, or any subsequent transferee or assignee of the property that the fulfillment and implementation of the condition(s) shall be required prior to County issuance of a building permit or other grant of approval for development of the property.

SECTION 7135. OTHER REMEDIES 1. Conveyance Voidable by Grantee Any deed of conveyance, sale or contract to sell real property which has been

divided, or which has resulted from a division, in violation of the provisions of the Map Act or of the County Subdivision Regulations is voidable in the same manner and to the extent provided in Section 66499.32 of the Map Act.

2. Other Legal Action Not Barred The County Subdivision Regulations do not bar any legal, equitable or summary

remedy to which any aggrieved local agency or other public agency, or any person, firm, or corporation may otherwise be entitled, and any such local agency or other public agency, or such person, firm, or corporation may file a suit in the superior court if any real property is attempted to be subdivided or sold, leased or financed in violation of the Map Act or of the County Subdivision Regulations, to

11.18

restrain or enjoin any attempted or proposed subdivision or sale, lease, or financing in violation of the Map Act or the County Subdivision Regulations.

Attachment B

Required Updates to Subdivision Regulations based on Amendments to Subdivision Map Act since 1992SMA Sub Regs SMA Sub Regs

(Gov. Code Topic (County Code (Gov. Code Topic (County Code

section) section) section) section)

66412.9

leasing of agriculturally zoned land to

non-profits is exempt from Sub Regs 7003.7. 66452.6

tentative map approval, expiration,

and extension 7013.5.b.

66418.2

new definition and provisions for

environmental subdivisions

7008.41

7013.3.c.

7112.2 66452.22

tentative map extension

7013.5.a.

66426.5

transfer of land to/from public entity

does not count as a lot in the

subdivision 7009.4.a. 66455

CalTrans review of tentative maps

7012.1.b.

66427.5

avoid displacement of nonpurchasing

tenants in a rental mobile home park 7109.c. 66455.3

deadline for County to submit copy of

tentative map to water supplier 7012.1.a.

66428

parcel map not required for certain

rights-of-way, for mobile home parks

under certain conditions, or certain

minor subdivisions 7009.4. 66455.7

school district review of tentative

maps

7012.1.a.

66428.1

subdivision map for conversion of a

mobile home park into resident

ownership may be waived under certain

conditions 7009.4.a.(3) 66455.9

notice to school districts and Dept. of

Education of new school sites within

proposed development7012.1.c.

66434final map preparation standards

7014.4.f.(1) 66462

delegate improvement agreement

authority to Public Works Director 7033.1.

66439(d)(1)(3)

required statements on final maps for

offers of dedication in fee or by

easement7014.5.a.(1) 66462.5

final map can't be postponed or

denied because of incomplete off-site

improvements on land not owned by

subdivider or County 7016.4.e.

66442County surveyor statements

7014.5.c. 66463.5

extension of tentative map for

maximum of 6 years 7013.5.c.

66442.5surveyor/engineer statements

7014.5.b. 66469

very minor text change regarding map

corrections/amendments 7018.1.a.(7)

66445(d)(1)

qualifications and standards for parcel

map preparation 7014.4.f. 66471

time allotted to County to examine an

amending map

7018.3.a.(1)

and (2)

66447offers of dedication

7014.5.a.(1) 66473.1

subdivision design for passive

heating/cooling 7020.3.

66448requirements for field survey

7014.1.a. 66474.02

required findings for tentative map

approval in a fire hazard zone

7013.3.b. (10)

and (11)

66449surveyor/engineer statements

7014.5.b. 66477(a)(3)(B)

land dedication or in-lieu fees for

park/recreation purposes 7057.3.a.-e.

66451.4

subdivision cannot be disapproved to

comply with review time limits7013.3.a.(3) 66478.8

finding that other public access is

available within a reasonable distance7013.3.b.(8)

66451.7

exception application processing time

limit of 60 days

7095.1.

(concurrent

processing with

map precludes

separate time

limit) 66484.7

County may impose transportation

facility fee under certain

circumstances

7086-89.

66451.11

parcel merger requirements

7118.1.a. 66499.19

very minor text change regarding

return of fees & deposits to property

owners upon reversion to acreage

becoming effective 7113.3

66451.13notice of intent to merge

7118.1.a. and

7119.2.a. 66499.35

processing multiple parcels under one

CoC is OK 7134.3.

66451.20

requirement for notice of intent to

amend merger ordinance

7116. 66499.36

"Notice of Intention to Record Notice

of Violation" (for illegal parcels) shall

be sent by certified mail7131.1.

66452.4

if no action by County on tentative map

within time limits, then deemed

approved 7013.3.d. 66499.37

time limits for legal action against

County

66499.38

legal action against County is subject

to mediation

7006. but new

SMA text not

inserted since

7006 is to be

deleted

Attachment C

2017 UPDATE OF THE SAN MATEO COUNTY SUBDIVISION REGULATIONS DEVELOPMENT FOOTPRINT ANALYSIS

The Development Footprint Analysis is a key addition to the proposed update of the County’s Subdivision Regulations. It is intended to improve implementation of the County General Plan by requiring a comprehensive evaluation of the development constraints of a site and the potential impacts of subdividing it. Applicants would, in consultation with County staff, conduct and submit the analysis prior to formal submittal of a tentative map. Therefore, the analysis itself is not a type of development approval, but would be available for informational purposes during Planning Commission review of a tentative map application. The required analysis will be portrayed on a set of four maps, accompanied by supporting documentation as necessary in each case. The four required maps are: Context Map, Site Analysis Map, Non-Development Area Map, and Preliminary Subdivision Layout. The Context Map is a vicinity map of the subject site, including the parcels and roadways immediately surrounding it. The Site Analysis Map depicts the subject site, including the edges of all adjoining parcels and roadways, as well as all existing site conditions. Site conditions are physical features on and around the site and include topography, geology and soils, hydrology, fault zones, flood plains, vegetation and wildlife, scenic amenities, cultural artifacts, existing improvements, vehicular access, potential for energy conservation, adopted noise contours, and other data as may be required. The Non-Development Area Map shows cultural and natural resources and hazards on the site as shown on the Site Analysis Map that should be protected from development as resources or excluded from development as hazards. The Preliminary Subdivision Layout utilizes the Non-Development Area Map as the basis for laying out new lot lines, roadways, and other map features that result in footprints of allowable future development and accessways which avoid or minimize intrusion into resource protection areas and hazard avoidance areas. To illustrate how the Development Footprint Analysis would be implemented, staff has created four example parcel types to serve as parent parcels for hypothetical subdivisions upon them. These parcel types are: Bayside tree and slope, Bayside creek, Coastside bluff, and Resource Management Zone minor subdivision. These parcel types were created to be representative of the types of lands and locations for which there is future subdivision potential within the County. For each parent parcel type, the set of four maps described above has been prepared. All parcel sizes and configurations, physical features, and lot layouts are hypothetical and were created to best demonstrate how the development footprint concept would be applied. In practice, the amount of data and level of detail associated with the development footprint analysis for a particular subdivision would vary with the size and complexity of the subject site and the number of lots proposed.

Bayside tree and slope This small parcel has limited street frontage, contains several large trees deserving of protection and some steeply-sloped areas and a fault trace that should be avoided. It has been subdivided into three lots in an effort to achieve an infill project at a density commensurate with the neighborhood pattern and applicable zoning while minimizing intrusion into resource and hazard areas. Bayside creek This large parcel has ample street frontage but contains a formidable development constraint in the form of a stream that bisects the site. The stream, along with its trees and wetland, is also a site amenity requiring protection. Although the subdivision contains 22 lots, average lot size is slightly larger than that of the neighborhood and the building footprints avoid the stream along its entire length and the design minimizes the construction of new internal road surface. Coastside bluff This medium size parcel has several large trees, but its main feature is a bluff along the length of its coastal frontage. The bluff and the planned coastal access trail alignment along it are subject to continual erosion. A 100-year erosion line has been projected as the foreseeable extent of a hazard avoidance area, while a trail easement area has been established over and slightly beyond the erosion area. The subdivision of this parcel contains four lots configured for equal allocation of coastline and minimal tree removal. Resource Management Zone minor subdivision This is a very large and remote parcel zoned RM (Resource Management). It contains large areas of steep slope, significant stands of trees, and a seasonal stream. Almost half the site is encumbered by an earthquake fault zone. Existing access is via one unimproved private road extending a short distance into the site. A density credit calculation performed for the parcel according to the provisions of the RM Zone yields four density credits. As a result, the site has been divided into four lots, three of which are homesites which are accessed from minor branch extensions off the existing road, while the fourth is a remainder parcel which retains the fourth density credit for potential future development, if access challenges, resource constraints, and hazard avoidance concerns can be resolved.

Setting

• vacant, urban, infill site

• limited street frontage

• off-site access to all utilities

Bayside Tree & SlopeContext Map

Existing Conditions

• fault study zone

• heritage and significant trees

• steep slopes

• barn and driveway

Bayside Tree & SlopeExisting Conditions Map

Resources to be Protected

• trees

Hazards to be Avoided

• fault zone

• steep slope area

Bayside Tree & SlopeNon-Development Area

Lot Design

• 3 lots

• 1 private, dead-end roadway

• minimal tree removal

Bayside Tree & SlopePreliminary Subdivision Layout

Setting

• vacant, urban, infill site

• extensive street frontage

• off-site access to all utilities

Bayside CreekContext Map

Existing Conditions

• bisected by creek

• heritage and significant trees

• seasonal wetlands

Bayside CreekExisting Conditions Map

Resources to be Protected

• creek (with buffer)

• trees

• wetlands (with buffer)

Hazards to be Avoided(none present on site)

Bayside CreekNon-Development Area

Lot Design

• 22 lots

• 1 private, dead-end roadway

• no stream crossings

• minimal tree removal

Bayside CreekPreliminary Subdivision Layout

Setting

• vacant, urban, infill site

• bluff edge along seacoast

• moderate street frontage

• off-site access to all utilities

Coastal Bluff ErosionContext Map

Existing Conditions

• ongoing bluff erosion

• large Monterey cypress trees

• planned Coastal Trail Route

Coastal Bluff ErosionExisting Conditions Map

Resources to be Protected

• Monterey cypress trees

• public access and views

Hazards to be Avoided

• projected 100-year erosion line

Coastal Bluff ErosionNon-Development Area

Lot Design

• 4 lots

• coastal access easement

• minimal tree removal

Coastal Bluff ErosionPreliminary Subdivision Layout

Setting

• remote, vacant, rural site

• dirt road access

• no utility access

Resource Management (RM)Context Map

Existing Conditions

• active fault zone

• extensive tree stands

• intermittent stream

Resource Management (RM)Existing Conditions Map

Resources to be Protected

• stream (with buffer)

• trees

• inaccessible area

Hazards to be Avoided

• fault zone

Resource Management (RM)Non-Development Area

Lot Design

• 4 lots

• 3 home sites

• 1 remainder parcel

• driveways to homesoff access road

• 1 stream crossing

Resource Management (RM)Preliminary Subdivision Layout